1.a.1) Arboretum Business Park: Final Plat, Rezoning.GL . IL
CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
MEMORANDUM
TO: Don Ashworth, City Manager
FROM: Bob Generous, Senior Planner
DATE: July 28, 1997
SUBJ: Final Plat Approval for Arboretum Business Park PUD #92 -6 (formerly Gateway
Business Park) and Second Reading for Rezoning from A2 to PUD
PROPOSAL SUMMARY
The applicant is requesting final plat approval creating one lot, five outlots, and associated right -
of -way for Arboretum Business Park PUD #92 -6 (formerly Gateway Business Park) and second
reading for rezoning from A2, Agricultural Estate District, to PUD, Planned Unit Development,
for a mixed use development consisting of office /industrial uses, support commercial uses, and park
and open space. (The rezoning includes the Wrase property located in the southwest portion of the
site.)
The proposal includes approximately 90 acres that will be developed into approximately 1.2 million
square feet of buildings on 12 lots. The development will take place in three phases with the first
phase taking place this year in the southwest corner (82 ❑d Street). This phase includes
approximately 4.12 acres of commercial and 20 acres of industrial. A site plan for a proposed
101,600 square foot office /industrial building on Lot 3, Block 1 has been approved by the City
subject to final plat approval.
BACKGROUND
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 right -of -way subject to the
plans dated April 4, 1997, revised May 23,1997,with conditions.
Final Plat- Arboretum Business Park
July 28, 1997
Page 2
The City Council approved Wetland Alteration Permit for Gateway Business Park subject
to the conditions of preliminary PUD #92 -6 approval.
The City Council approved Interim Use Permit #97 -1 for Gateway West Planned Unit
Development site subject to conditions.
FINAL PLAT
PROPOSAL SUMMARY
The applicant is requesting final plat approval creating one lot, five outlots, and associated right -
of -way for Arboretum Business Park PUD #92 -6 (formerly Gateway Business Park) and second
reading for rezoning from A2, Agricultural Estate District, to PUD, Planned Unit Development.
DEVELOPMENT DESIGN STANDARDS
Development Standards
a. Intent
The purpose of this zone is to create a PUD light industrial /office park. The use of the PUD zone is
to allow for more flexible design standards while creating a higher quality and more sensitive
proposal. All utilities are required to be placed underground. Each lot proposed for development
shall proceed through site plan review based on the development standards outlined below. The
PUD requires that the development demonstrate a higher quality of architectural standards and
site design. Other uses may be permitted as listed below if they are ancillary to a principal use in
the development. Commercial /retail uses are prohibited expect those uses specifically noted
below.
b. Permitted Uses
The permitted uses in this zone should be limited to light industrial, warehousing, and office as
defined below. The uses shall be limited to those as defined herein. If there is a question as to
whether or not a use meets the definition, the City Council shall make that interpretation.
Permitted uses may be allowed upon any lot within the development.
Light Industrial - The manufacturing, compounding, processing, assembling, packaging, or testing
of goods or equipment or research activities entirely within an enclosed structure, with no outside
Final Plat- Arboretum Business Park
July 28, 1997
Page 3
storage. There shall be negligible impact upon the surrounding environment by noise, vibration,
smoke, dust or pollutants.
Warehousing - Means the commercial storage of merchandise and personal property.
Office- Professional and business office.
Health Services- establishments primarily engaged in furnishing medical, surgical and other
health services to persons.
Conferences /Convention Center - establishments designed to accommodate people in assembly,
providing conference and meeting services to individuals, groups, and organizations.
Indoor Recreation/Health Club - establishments engaged in operating reducing and other health
clubs, spas, and similar facilities featuring exercise and other physical fitness conditioning.
Day Care - establishments providing for the care and supervision of infants and children on a
daily basis.
HotelWotel- commercial establishments engaged in furnishing lodging, or lodging and meals, to
the general public.
Utility Services - Water towers and reservoir.
Commercial uses (permitted on lots specified as commercial in development standards
tabulation box)
1. Restaurant, permitted on Lot 1, Block 3 or Lot 4, Block 4. (One stand alone restaurant.)
2. Convenience store with or without gas pumps, not to exceed 12,000 square feet, on Lot 1 or
2, Block 1, only. (One convenience store.)
3. Banks, with or without drive up windows
Ancillary Uses (in conjunction with and integral to a primary use)
1. Fast Food (no drive- through and only in conjunction with and integral to a convenience
store).
2. Restaurant (only in conjunction with hotel/motel or convention/conference center).
3. Showroom - showroom type display area for products stored or manufactured on -site provided
that no more than 20 percent of the floor space is used for such display and sales.
4. Telecommunication Towers and Antennas
5. Car wash, in conjunction with convenience store.
Final Plat- Arboretum Business Park
July 28, 1997
Page 4
Prohibited uses
Contractors Yard
• Lumber Yard
o Home Improvement/Building Supply
• Garden Center
Auto related including sales and repair
• Home furnishings and equipment stores
General Merchandise Store
c. Setbacks
The development is regulated by the Highway 5 and the PUD Standards. There are no minimum
requirements for setbacks on interior lot lines in the PUD zone. The following setbacks shall apply:
Street Frontage Minimum Setback Maximum Setback
Building/Parking Builling/Parkin
Hwys. 5 & 41 70/50 150
Coulter & North South Road 50/20 100
82" & West Local 30/20 NA
*Lot 5, Block 4, must only meet the maximum setback on one Highway frontage.
The average hard surface coverage does not include Outlots A and B. The PUD standard for
hard surface coverage is 70% for office and industrial uses. Any one site /lot can exceed the 70
percent requirement but in no case can the entire finished development exceed 70 percent.
d. Development Standards Tabulation Box
1. Building Area
Final Plat- Arboretum Business Park
July 28, 1997
Page 5
(Note: Lot and Block numbers based on preliminary plat configuration)
Commercial sites may develop as office- industrial uses. Square footage for individual lots
may be reallocated within the development, by type, provided the maximum square footage
is not exceeded.
Building Square Footage Breakdown
Office
31%
368,000 / (432,000)
Light Industrial
31%
368,000 / (432,000)
Warehouse
31%
368,000 / (432,000)
Commercial
7%
81,000/(0)
Total
100%
1 1,186,000 / (1,295,000)
Final Plat - Arboretum Business Park
July 28, 1997
Page 6
*includes the Wrase property. () represents conversion of commercial uses to office -
industrial uses
2. More than one (1) principal structure may be placed on one (1) platted lot.
3. Building height shall be limit 3 stories or 40 feet.
4. Lot 5, Block 4, is intended to accommodate a major corporate headquarters or office,
research, high end manufacturing with limited warehousing type user. While the majority
of the development is based on 30 percent office space, Lot 5 must have a minimum of 40
percent office use and include multi -story building(s).
e. Building Materials and Design
1. The PUD requires that the development demonstrate a higher quality of architectural
standards and site design. All mechanical equipment shall be screened with material
compatible to the building.
2. All materials shall be of high quality and durable. Masonry material shall be used. Color
shall be introduced through colored block or panels and not painted cinder block.
3. Brick may be used and must be approved to assure uniformity.
4. Block shall have a weathered face or be polished, fluted, or broken face.
5. Concrete may be poured in place, tilt -up or pre -cast, and shall be finished in stone, textured
or coated.
6. Metal siding will not be approved except as support material to one of the above materials
or curtain wall on office components or, as trim or as HVAC screen.
7_ All accessory structures shall be designed to be compatible with the primary structure.
8. All roof mounted equipment shall be screened by walls of compatible appearing material or
camouflaged to blend into the building or background. Wood screen fences are prohibited.
All exterior process machinery, tanks, etc., are to be fully screened by compatible materials.
9. The use of large unadorned, pre- stressed concrete panels and concrete block shall be
prohibited. Acceptable materials will incorporate textured surfaces, exposed aggregate
and/or other patterning. All walls shall be given added architectural interest through
building design or appropriate landscaping. The buildings shall have varied and interesting
Final Plat- Arboretum Business Park
July 28, 1997
Page 7
detailing. The use of large unadorned, concrete panels and concrete block, or a solid wall
unrelieved by architectural detailing, such as change in materials, change in color,
fenestrations, or other significant visual relief provided in a manner or at intervals in
keeping with the size, mass, and scale of the wall and its views from public ways shall be
prohibited. Acceptable materials will incorporate textured surfaces, exposed aggregate
and/or other patterning. All walls shall be given added architectural interest through
building design or appropriate landscaping.
10. Space for recycling shall be provided in the interior of all principal structures or within an
enclosure for all developments in the Business Center.
11 Each buildings shall contain one or more pitched roof elements depending on scale and
type of building, or other architectural treatments such as towers, arches, vaults, entryway
projections, canopies and detailing to add additional interest and articulation to structures.
12. There shall be no underdeveloped sides of buildings visible from public right -of -ways.
All elevations visible from the street shall receive nearly equal treatment and visual
qualities.
E Site Landscaping and Screening
1. Landscaping along Highways 41 and 5 shall comply with Buffer yard standard C (as per
city code). Coulter Boulevard, the north south street, and West 82 Street shall comply
with Buffer yard standard B. The master landscape plan for the Arboretum Business Park
PUD shall be the design guide for all of the specific site landscape developments. Each lot
must present a landscape plan for approval with the site plan review process.
2. Storage of material outdoors is prohibited unless it has been approved under site plan
review. All approved outdoor storage must be screened with masonry fences and/or
landscaping.
3. Undulating or angular berms or elevation changes of Yin height shall be placed along
Coulter Boulevard, and the North/ South Street. The berms shall be sodded or seeded at
the conclusion of each project Phase grading and utility construction. The required buffer
landscaping may be installed incrementally, but it shall be required where it is deemed
necessary to screen any proposed development. All required boulevard landscaping shall be
sodded.
4. Loading areas shall be screened from public right -of -ways. Wing walls may be required
where deemed appropriate.
Final Plat- Arboretum Business Park
July 28, 1997
Page 8
g. Signage
1. All freestanding signs be limited to monument signs. The sign shall not exceed eighty (64)
square feet in sign display area nor be greater than eight (8) feet in height. The sign
treatment is an element of the architecture and thus should reflect with the quality of the
development. The signs should be consistent in color, size, and material throughout the
development. The applicant should submit a sign package for staff review.
2. Each property shall be allowed one monument sign per street frontage.
3. The signage will have consistency throughout the development. A common theme will be
introduced at the development's entrance monument and will be used throughout.
4. Consistency in signage shall relate to color, size, materials, and heights.
5. The Gateway PUD shall be permitted two Gateway business identification signs. One sign
per project entrance, at West 82 " and the north/south road and at Highway 41 and the
westerly roadway, shall be permitted. Said sign shall not exceed 80 square feet in sign area
nor be greater than eight feet in height.
6. Wall sign shall be permitted per city ordinance for industrial office park site.
7. All signs shall require a separate sign permit.
8. Signage for the main entrance on Highway 5 and the north/south road shall be reviewed and
approved by the Planning Commission and City Council.
h. Lighting
1. Lighting for the interior of the business center should be consistent throughout the
development. The applicant's proposal is consistent with the lighting standards for the PUD
ordinance. The plans do not provide for street lighting. As with previous industrial
parks /roadways, the City has required the developer to install street lights throughout the
street system. The street lights should be designed consistent with the existing lighting
along the existing Coulter Boulevard.
2. A decorative, shoe box fixture (high pressure sodium vapor lamps) with a square
ornamental pole shall be used throughout the development area for area lighting.
3 Lighting equipment similar to what is mounted in the public street right -of -ways shall be
used in the private areas.
Final Plat- Arboretum Business Park
July 28, 1997
Page 9
4. All light fixtures shall be shielded. Light level for site lighting shall be no more than 1/2
candle at the property line. This does not apply to street lighting.
L Alternative Access
1. Each site shall accommodate transit service within the individual development whenever
possible.
2. Pedestrian access shall be provided from each site to the public sidewalk and trail system.
3. The developer and site users shall promote and encourage Traffic Demand Management
Strategies.
4. Each site shall provide areas for bicycle parking and storage.
SUBDIVISION REVIEW
WETLANDS
Wetland Mitigation
The wetland delineation has been redone and approved by city staff. Revised plans show 2.27
acres of wetland filled and a drainage exemption on 0.22 acres. 4.64 acres of wetland mitigation
are being provided.
Wetland Buffers
The City Wetland Ordinance requires buffer strips for the ag /urban wetland located on the
property if the wetland is not impacted. The buffer strip width required for an ag /urban wetland
is 0 to 20 feet with a minimum average width of 10 feet. The principal structure setback for
these wetlands is 40 feet measured from the outside edge of the buffer strip. Wetland buffer
areas shall be surveyed and staked in accordance with the City's wetland ordinance. The City
will provide the applicant with and require installation of wetland buffer edge signs before
construction begins and will charge the applicant $20 per sign.
SURFACE WATER MANAGEMENT PLAN (SWMP)
SWMP FEES
This proposed development will be required to construct water quality and water quantity ponds in
accordance with the City's SWMP, or pay the City SWMP fees to have these ponds constructed.
Final Plat - Arboretum Business Park
July 28, 1997
Page 10
The entire Site will be evaluated based on total area minus any wetlands or outlots. As of this
report, this site would be responsible for a SWMP fee based on 24.77 acres of developable land.
Office/Industrial 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 this phase would be $114,759
and water quantity fees would be $107,997. Water quality credits are given for on site treatment
ponds meeting NURP standards. Water quantity credits are also given for assessments and/or
construction of trunk storm sewer lines if applicable. These fees are determined when the final
grading and utility plans are submitted with each phase of the project. The remaining fees are due
at the time of final platting. The applicant will be building NURP ponds for the entire site with this
phase of the development. Credits from these NURP ponds will provide the applicant with a
surplus of SWMP credits ($78,341), and, therefore, no SWMP fees will be required for this phase
of the development. As future phases are brought in for final plat approval, these credits will be
applied against the future SWMP fees.
SITE GRADING
On May 27, 1997, the City Council approved Interim Use Permit No. 97 -1 for site grading within
this development. The site grading and storm water pond construction has commenced for this
phase and is expected to be completed in four to six weeks.
DRAINAGE
In conjunction with the City's Public Improvement
constructed to convey most f the development'
storm se
IIl), a storm water drainage system w 1 be
storm water runoff into storm water ponds for treatment prior to discharging into the wetlands.
The developer will also be constructing a segment of the overall public storm sewer system to
address storm water runoff from 82 Street West and Lot 1, Block 1 (Heartland site).
Construction plans were submitted to City staff for review and approval. Staff finds the plans in
accordance with City standards and are on the City Council agenda for approval with the final
plat.
UTILITIES
Under the City's Public Improvement Project No. 97 -1, the City will be installing the sanitary
sewer and water lines to serve this phase and subsequent phases. The developer will be assessed
their fair share of the improvements in accordance with the feasibility study for Project No. 97 -1.
STREETS
This phase will only require Century Boulevard to be constructed up to the north lot line of Lot 1,
Block 1. The street will be constructed under the City's contract for Project No. 97 -1. Access to
Final Plat- Arboretum Business Park
July 28, 1997
Page 11
Lot 1, Block 1 will be provided from existing 82 Street West and the proposed Century
Boulevard. Based on traffic studies, this development and future phases will impact local and
regional transportation systems from an operational and safety standpoint. Eventually, street
improvements and traffic signals will be necessary at the intersections of 82 Street West and
Trunk Highway 41 as well as Trunk Highway 5 and Century Boulevard. The developer will be
required to escrow with the City a financial guarantee for their share of the local cost
participation for construction of auxiliary turn lanes and traffic signals at these intersections.
Staff has estimated the developer's share for this phase based on the directional distribution of
traffic from the site as provided in the traffic study prepared by SRF dated May 1, 1997 at 12 %.
Staff estimated the cost of improvements at 82 Street West at $60,000 which results in a cost of
$7,200 as the developer's responsibility. Staff has incorporated this estimate in the development
contract security requirements.
This phase of development will not require construction of Coulter Boulevard easterly of Century
Boulevard. However, as reflected in the letter from MnDOT dated July 9, 1997 (see attached
letter) regarding the extension of Coulter Boulevard easterly from Century Boulevard to Galpin
Boulevard, it is an important link in the City's overall transportation plan. The City should plan
accordingly as future phases of development occur.
The final plat proposes to dedicate sufficient right -of -way for the roadway systems throughout.
The future extension of Coulter Boulevard west of Century Boulevard to Trunk Highway 41 is
proposed with an 80 -foot wide right -of -way. In accordance with City subdivision regulations,
the right -of -way width in this section of Coulter Boulevard could be reduced to 60 feet wide.
Staff is recommending the developer reduce the right -of -way width to 60 feet wide on Coulter
Boulevard west of Century Boulevard to Trunk Highway 41.
PARKS & 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 are being forwarded for city council approval:
Parks
The applicant shall dedicate Outlots A & B (48.38 acres), 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 shall include a park dedication credit
of 11.73 acres and cash payment of $200,000. Said cash payment being derived from 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 proceeds.
Final Plat- Arboretum Business Park
July 28, 1997
Page 12
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.
Trail construction shall be completed in two phases. One north of the proposed Coulter
Boulevard and, the first phase, lying south of proposed 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.
Coulter Boulevard
While not necessary as part of the first phase of development, Coulter Boulevard, which is a state
aid highway, has become a contentious issue in the review of the Arboretum Business Park
(formerly Gateway Business Park). As part of the preliminary plat review, City Council
requested that the various viewpoints regarding whether this road should or should not be built
be presented.
Engineering
See attached letter from Scott Peters, MNDOT, to Charles Folch.
Final Plat- Arboretum Business Park
July 28, 1997
Page 13
Parks
The Park and Recreation Commission has worked judiciously in concert with the City Council
and Planning Commission to assemble an open space preserve centered on the 1995
O'Shaughnessy land donation. The overriding intent of this effort was to set aside an
environmental preserve in excess of 100 acres. The reasons for this effort are as diverse as they
are numerous and include establishment of a wildlife sanctuary, creation of a "walking" park,
protection and enhancement of water quality, advancement of an outdoor classroom, the
opportunity to conduct environmental rehabilitation, the protection of community property
values, and to ensure a new and improved ecological future.
With these values, it is difficult for the commission to find merit in the construction of a road
through the middle of this preserve. Therefore, in the absence of a definitive argument in favor
of the road extension, the commission cannot support the construction of Coulter Boulevard
through this sensitive environment.
Planning
Planning staff recommends the construction of Coulter Boulevard.
As part of the Highway 5 study, the city specifically looked at and approved the concept for the
provision of access boulevards both north and south of Highway 5. These boulevards were
intended to facilitate local trips, that is traffic movement between sub -areas and neighborhoods
within the city. Coulter Boulevard provides continuity and connections for areas south of
Highway 5, creating convenient and logical opportunities for east -west trails for automobiles,
bicycles, and pedestrians. In addition, north -south trails, crossing Highway 5 at and below grade,
will establish a grid for convenient and safe travel within the community. In addition, as part of
the 1991 comprehensive plan, the city designated a collector road south of Highway 5 on the land
use map.
One of the city's recreation policies to provide park and open space facilities that emphasize
accessibility and use by Chanhassen residents. By constructing Coulter Boulevard, the city
creates convenient access to a large open space that would not be accessible to the aged and
disabled.
City comprehensive transportation policies encourage multiple use of right of ways for
accommodating various modes of transportation; utilize the land use map to illustrate planned
road alignments and facilitate their acquisition and construction; promote increased development
of bikeways and trail facilities in order to conserve energy resources, enhance recreational
opportunities, and assist in the abatement of pollution and congestion; promote safe and
convenient connections between the highway system and major commercial areas, industrial
Final Plat- Arboretum Business Park
July.28, 1997
Page 14
uses, and residential neighborhoods; require sidewalks in commercial, industrial, and medium
and high density residential areas; and coordinate efforts with appropriate jurisdictions to ensure
that Highway 5 continues to function effectively
REVIEW OF CONDITIONS OF APPROVAL
The developer will be responsible for surface water management fees pursuant to ordinance.
Staff has estimated the water quality fees at $528,255 and water quantity fees of $497,127.
Water quality credits will be given for the creation of on -site water quality ponds meeting
NURP standards in accordance with the SWMP. Water quantity credits will also be given
for payment of assessments and/or construction of trunk storm sewer lines. Final SWMP
fees will be determined upon review of the final grading, drainage and construction plans
with each phase of the project. Surface water management fees are only applicable to the
lots being platted and not outlots.
*This condition shall be modified as follows: The applicant shall build NURP ponds for the
entire site with this phase of the development. Credits from these NURP ponds will
provide the applicant with a surplus of SWMP credits ($78,341), and, therefore, no SWMP
fees will be required for the first phase of the development. As future phases are brought in
for final plat approval, these credits will be applied against the future SWMP fees.
2. The developer shall supply the City with an overall phasing plan of the grading including
the amount of earthwork involved in each phase.
*This condition has been met for the first phase. Each phase will vary in grade depending
on soil conditions. Each phase will have an individual grading, drainage, and erosion
control plan.
3. The grading plan shall be revised to incorporate the following items:
a) Lot 1, Block 1 shall be revised to accommodate for a drive access over the easterly 40 feet
of Lot 1, Block 1 to service the Wrase property.
*Not applicable with this phase.
b) The proposed storm water pond at the northeast corner of 82 Street West and the
north/south street shall be reconfigured into a more north/south configuration to minimize
tree loss and preserve natural slopes adjacent to the wetlands.
* This condition has been met.
Final Plat- Arboretum Business Park
July 28, 1997
Page 15
C) The north/south street between Coulter Boulevard and the cul -de -sac street shall be
realigned 50 to 75 feet westerly to reduce wetland impacts and give slope relief along the
east side of the north/south street adjacent to the wetland/park property.
* This condition has been met.
d) MnDOT's review comments shall be incorporated into the final grading and development
plan.
*This condition still applies.
e) The grading plan may need to be revised to insure predeveloped runoff rates are being
maintained to Wetland C.
*This condition has been met.
4. Preliminary and final plat approval shall be conditioned upon the City Council ordering
public improvement project No. 97 -1. Without the project, preliminary plat and/or final
plat shall be void.
* This condition has been met.
5. The developer should be responsible for extending sanitary sewer service to the Wrase
parcel which lies directly north of Lot 1, Block 1 as a part of the overall site improvements
with Phase I.
*This condition does not apply to this phase.
6. Depending on the amount of sanitary sewer discharge from Lot 3, Block 1, Lots 1 and 2,
Block 1 may not be able to develop until Lot 3 is connected to permanent sewer facilities.
*This condition has been met. City Improvement Project #97 -1 has been ordered which
will extend utility service to this phase.
7. The installation of a temporary traffic signal and/or auxiliary turn lanes at the intersection of
82 Street West and Trunk Highway 41 is required with Phase I development. The
developer shall be responsible for a share of the local cost participation of this traffic signal
on a percentage basis based upon traffic generation from full development of this site in
relation to the total traffic volume on 82 Street West. The developer shall also be
responsible for future costs associated with the local share of the traffic signal to be installed
at the north/south road at Trunk Highway 5. Financial security to guarantee the installation
Final Plat- Arboretum Business Park
July 28, 1997
Page 16
of these traffic improvements will be required from the developer in the form of a letter of
credit or cash escrow.
*This condition still applies.
8. The street right -of -way width adjacent to Lot 4, Block 2 and Lot 1, Block 3 shall be
expanded to 100 feet wide to accommodate future turn lanes.
*This condition has been met.
9. The east/west street will be restricted to a right - in/right -out only at Trunk Highway 41. All
lots shall access onto interior streets and not Trunk Highways 41 or 5.
*This condition does not apply to this phase of the development.
10. All public streets and utilities constructed by the developer shall be designed and
constructed in accordance with the City's Standard Specifications and Detail Plates.
Detailed construction plans and specifications for the developer - installed public streets and
utilities constructed by the developer will be required in conjunction with final platting for
staff review and City Council approval.
*This condition has been met. City installing utilities and street improvements except for a
small amount of storm sewer.
11. The developer shall be required to enter into a PUD Agreement/Development Contract with
the City and provide a financial security in the form of a letter of credit or cash escrow to
guarantee site improvements.
*This condition still applies.
12. The developer shall be responsible for the installation or costs associated with the
installation of street lights. The City's standard street light along industrial /collector -type
streets are 25 -foot high corten steel street lights. Location of the street lights will be
determined upon review of the final construction drawings.
*This condition still applies.
13. Type III erosion control fencing will be required adjacent to wetland areas. Additional
erosion control fence may be necessary at the toe of steep slope areas and adjacent to storm
water ponds after the grading has been completed.
Final Plat- Arboretum Business Park
July 28, 1997
Page 17
*This condition still applies.
14. The storm water ponds and/or temporary detention ponds shall be constructed in the initial
grading phase to minimize erosion off -site. Erosion control blankets will be required on all
slopes greater than 3:1. Revegetation of the exposed slopes shall occur immediately after
grading is completed.
*This condition still applies.
15. All areas disturbed as a result of construction activities shall be immediately restored with
seed and disc - mulched or wood fiber blanket or sod after completion of each activity in
accordance with the City's Best Management Practice Handbook.
*This condition still applies.
16. Wetland buffer areas shall be surveyed and staked in accordance with the City's wetland
ordinance. The City will install wetland buffer edge signs before construction begins and
will charge the applicant $20 per sign.
*This condition shall be modified as follows: Wetland buffer areas shall be surveyed and
staked in accordance with the City's wetland ordinance. The City will provide wetland
buffer edge signs for the applicant to install before construction begins; and the city will
charge the applicant $20 per sign.
17. The applicant shall provide detailed storm sewer calculations for 10 -year and 100 -year
storm events and provide ponding calculations for stormwater quality /quantity ponds in
accordance with the City's Surface Water Management Plan for the City Engineer to
review and approve. The applicant shall provide detailed pre - developed and post -
developed stormwater calculations for 10 -year and 100 -year storm events and normal
water level and high water level calculations in existing basins, created basin, and/or
creeks. Individual storm sewer calculations between each catch basin segment will also
be required to determine if sufficient catch basins are being utilized. In addition, water
quality ponding design calculations shall be based on Walker's Pondnet model.
*This condition has been met..
18. The applicant shall apply for and obtain permits from the appropriate regulatory agencies,
i.e. Carver County, Watershed District, Metropolitan Waste Control Commission, Health
Department, Minnesota Pollution control Agency, Minnesota Department of Natural
Resources, Army Corps of Engineers and Minnesota Department of Transportation and
Final Plat- Arboretum Business Park
July 28, 1997
Page 18
comply with their conditions of approval.
*This condition still applies.
19. Fire hydrants shall be incorporated per the Fire Marshal's recommendations.
*This condition still applies.
20. The appropriate drainage and utility easements shall be dedicated on the final plat for all
utilities and ponding areas lying outside the right -of -way. The easement width shall be a
minimum of 20 feet wide. Consideration should also be given for access for maintenance of the
ponding areas.
*This condition shall be modified as follows: The final plat shall be revised to include the
following:
a) Street names
b) 10 -foot wide drainage and utility easements adjacent to all dedicated right -of -way.
c) 5 -foot wide drainage and utility easement along the west lot line of Lot 1, Block 1.
d) 25 -foot wide drainage and utility easement over the public portion of storm sewer
through Lot 1, Block 1.
e) Reduce right of way width on Coulter Boulevard west of Century Boulevard to 60
feet wide.
21. No berming or landscaping will be allowed within the right -of -way except landscaping
along the frontage road in accordance with the Trunk Highway 5 Corridor Study.
*This condition still applies.
22. The lowest floor or opening elevation of all buildings shall be a minimum of 2 feet above
the 100 -year high water level.
*This condition still applies.
23. Stormwater ponds must have side slopes of 10:1 for the first ten feet at the normal water
level and no more than 3:1 thereafter or 4:1 throughout for safety purposes.
*This condition still applies.
24. The applicant shall report to the City Engineer the location of any drain tiles found during
construction and shall relocate or abandon the drain -tile as directed by the City Engineer.
Final Plat - Arboretum Business Park
July 28, 1997
Page 19
*This condition still applies.
25. Final grades adjacent to Trunk Highways 41 and 5 will be subject to review and approval
of MnDOT for compatibility with the future widening of Trunk Highway 5.
*This condition does not apply to phase I.
26. Increase landscape plantings to include 400 trees in addition to buffer yard plantings and
individual site plan landscaping.
*This condition shall be modified as follows: Landscaping along Highways 41 and 5 shall
comply with Buffer yard standard C (as per city code). Coulter Boulevard, the north -south
street, and West 82 Street shall comply with Buffer yard standard B. The master
landscape plan for the Arboretum Business Park PUD shall be the design guide for all of the
specific site landscape developments. Each lot must present a landscape plan for approval
with the site plan review process.
27. A 10' clear space must be maintained around fire hydrants, i.e., street lamps, trees,
shrubs, bushes, NSP, US West, 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.
28. Submit street names to Chanhassen Fire Marshal and Chanhassen Building Official for
review and approval.
*This condition has been met (Coulter Boulevard and Century Boulevard).
29. Existing structures on the property which may be demolished require a demolition permit.
Proof of septic and well systems that are abandoned are required.
*This condition still applies.
30. The permitted uses outlined on pages 7 and 8 of the staff report be amended as follows:
Institutional be deleted. Restaurant be permitted on either Lot 1, Block 3 or Lot 4, Block 4.
Convenience store with or without gas pumps be permitted on Lot 1 or Lot 2, Block 1 only.
Lot 5, Block 4, the intent of the City is that there be a major corporate user, or high end
industrial with limited warehousing.
Final Plat- Arboretum Business Park
July 28, 1997
Page 20
*The changes to the standards have been made. This condition shall be modified as
follows: The project and individual site users must comply with the development design
standards incorporated herein as Exhibit C of the development contract.
The issue over the parkland dedication be brought back before the Council with final
recommendations and numbers for consideration and agreement by the Council.
*This condition shall be modified as follows:
Parks
The developer shall dedicate Outlots A & B (48.38 acres), 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 shall include a park dedication credit
of 11.73 acres and cash payment of $200,000. Said cash payment being derived from 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 proceeds.
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.
Trail construction shall be completed in two phases. One north of the proposed Coulter
Boulevard and, the first phase, lying south of proposed 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.
Full trail fees shall be collected per city ordinance for all lots in the Arboretum Business Park.
Final Plat- Arboretum Business Park
July 28, 1997
Page 21
In addition, due to a discrepancy in the legal description and the perimeter of the project staff is
recommending another condition:
32. Prior to recording the final plat, all legal descriptions shall be reviewed and verified.
Staff is also recommending the addition of the following condition due to the city undertaking
the utility expansion necessary to undertake this project:
33. The developer agrees to waive any and all procedural or substantive objections to the special
assessments including, but not limited to, hearing requirements and that the assessments as
outlined in the feasibility study for Project No. 97 -1 (Coulter Boulevard Phase III) exceeds the
benefit to the property platted as Arboretum Business Park.
RECOMMENDATION
Staff recommends that the City Council adopt the following motions:
"The City Council approves final reading of the ordinance for PUD #92 -6 rezoning approximately 154
acres from Agricultural Estate, A2, to Planned Unit Development, PUD."
"The City Council approves PUD 492 -6 granting Final Plat approval for Arboretum Business Park
creating one lot, five outlots, and associated right of way (plans prepared by Schoell & Madsen,
Inc.) subject to the following conditions:
The applicant shall build NURP ponds for the entire site with this phase of the development.
Credits from these NURP ponds will provide the applicant with a surplus of SWMP credits
($78,341), and, therefore, no SWMP fees will be required for the first phase of the
development. As future phases are brought in for final plat approval, these credits will be
applied against the future SWMP fees.
2. The grading plan shall be revised to incorporate MnDOT's review comments in the final
grading and development plan.
3. The installation of a temporary traffic signal and/or auxiliary turn lanes at the intersection of
82 " Street West and Trunk Highway 41 is required with Phase I development. The developer
shall be responsible for a share of the local cost participation of this traffic signal on a
percentage basis based upon traffic generation from full development of this site in relation to
the total traffic volume on 82 Street West. The developer shall also be responsible for future
costs associated with the local share of the traffic signal to be installed at the north/south road at
Trunk Highway 5. Financial security to guarantee the installation of these traffic improvements
Final Plat- Arboretum Business Park
July 28, 1997
Page 22
will be required from the developer in the form of a letter of credit or cash escrow.
4. The developer shall be required to enter into a PUD Agreement/Development Contract with the
City and provide a financial security in the form of a letter of credit or cash escrow to guarantee
site improvements.
5. The developer shall be responsible for the installation or costs associated with the installation of
street lights. The City's standard street light along industrial /collector -type streets are 25 -foot
high corten steel street lights. Location of the street lights will be determined upon review of
the final construction drawings.
6. Type III erosion control fencing will be required adjacent to wetland areas. Additional erosion
control fence may be necessary at the toe of steep slope areas and adjacent to storm water ponds
after the grading has been completed.
7. The storm water ponds and/or temporary detention ponds shall be constructed in the initial
grading phase to minimize erosion off -site. Erosion control blankets will be required on all
slopes greater than 3:1. Revegetation of the exposed slopes shall occur immediately after
grading is completed.
8. All areas disturbed as a result of construction activities shall be immediately restored with
seed and disc - mulched or wood fiber blanket or sod after completion of each activity in
accordance with the City's Best Management Practice Handbook.
9. Wetland buffer areas shall be surveyed and staked in accordance with the City's wetland
ordinance. The City will provide wetland buffer edge signs for the applicant to install before
construction begins; and the city will charge the applicant $20 per sign.
10. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e.
Carver County, Watershed District, Metropolitan Waste Control Commission, Health
Department, Minnesota Pollution control Agency, Minnesota Department of Natural
Resources, Army Corps of Engineers and Minnesota Department of Transportation and
comply with their conditions of approval.
11. Fire hydrants shall be incorporated per the Fire Marshal's recommendations.
12. The final plat shall be revised to include the following:
a. Street names
b. 10 -foot wide drainage and utility easements adjacent to all dedicated right-of-way
B
c. 5 -foot wide drainage and utility easement along the west lot line of Lot 1, Block 1.
Final Plat- Arboretum Business Park
July 28, 1997
Page 23
d. 25 -foot wide drainage and utility easement over the public portion of storm sewer through
Lot 1, Block 1.
e. Reduce right of way width on Coulter Boulevard west of Century Boulevard to 60 feet
wide.
13. No berming or landscaping will be allowed within the right -of -way except landscaping along
the frontage road in accordance with the Trunk Highway 5 Corridor Study.
14. The lowest floor or opening elevation of all buildings shall be a minimum of 2 feet above the
100 -year high water level.
15. Stormwater ponds must have side slopes of 10:1 for the first ten feet at the normal water level
and no more than 3:1 thereafter or 4:1 throughout for safety purposes.
16. The applicant shall report to the City Engineer the location of any drain tiles found during
constriction and shall relocate or abandon the drain -tile as directed by the City Engineer.
17. Landscaping along Highways 41 and 5 shall comply with Buffer yard standard C (as per city
code). Coulter Boulevard, the north south street, and West 82 Street shall comply with Buffer
yard standard B. The master landscape plan for the Arboretum Business Park PUD shall be the
design guide for all of the specific site landscape developments. Each lot must present a
landscape plan for approval with the site plan review process.
18. A 10' clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs,
bushes, NSP, US West, 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.
19. Existing structures on the property which may be demolished require a demolition permit.
Proof of septic and well systems that are abandoned are required.
20. The project and individual site users must comply with the development design standards
incorporated herein as Exhibit C of the development contract.
21. Parks: The developer shall dedicate Outlots A & B (48.38 acres), 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 shall include a park
dedication credit of 11.73 acres and cash payment of $200,000. Said cash payment being
derived from 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 proceeds.
Final Plat- Arboretum Business Park
July 28, 1997
Page 24
22. 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.
Trail construction shall be completed in two phases. One north of the proposed Coulter
Boulevard and, the first phase, lying south of proposed 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.
23. Full trail fees shall be collected per city ordinance for all lots in the Arboretum Business
Park.
24. Prior to recording the final plat, all legal descriptions shall be reviewed and verified.
25. The developer agrees to waive any and all procedural or substantive objections to the special
assessments including, but not limited to, hearing requirements and that the assessments as
outlined in the feasibility study for Project No. 97 -1 (Coulter Boulevard Phase III) exceeds
the benefit to the property platted as Arboretum Business Park."
ATTACHMENTS
1. Final Plat
2. Letter from Scott Peters to Charles Folch dated July 9, 1997
3. Ordinance amendment rezoning property
� „9E So
Minnesota Department of Transportation
Metropolitan Division
V,Iaters Edge
1500 West County Road B2
Roseville, MN 55113
July 9, 1997
Charles Folch
City of Chanhassen
690 Coulter Drive
Chanhassen, MN 55317
Dear Charles Folch:
SUBJECT: Extension of Coulter Boulevard
This letter is in response to our meeting of July 8, 1997 when we learned that Coulter Boulevard may
not have a continuous connection. Mn/DOT strongly encourages the City to commit to extending
Coulter Boulevard eastward. We expect that the proposed Gateway Business Park will generate
high levels of traffic. Expecting that one access to TH 5 will handle all of the development's local
access is not reasonable.
Arterial roadways such as TH 5 serve regional mobility needs rather than to provide primary
property access. The proposed development may compromise TH 5 operation and safety when
accommodating local trips. A local street network most safely accommodates local circulation
property access needs. Regional highways cannot be a substitute for an adequate local street
network.
It is increasingly important that we effectively manage the region's highways. Safety and congestion
problems are many, and solutions are more difficult and costly to implement. Regional highways are
difficult to replace and they are a vital resource to the Twin Cities and the state. TH 5 is essential for
the daily, social and economic interactions of many and we must manage it for the benefit of the
region as a whole.
We concur with the City of Chanhassen's Highway 5 Corridor Land Use Design Study_
recommendation that this area needs a continuous "South Access Boulevard" between TH 41 and
Powers Boulevard. This study states that the "South Access Boulevard" should facilitate: a) local
trips for traffic movement between subareas and neighborhoods within the city; b) provide local
property access; and c) provide convenient and logical opportunities for pedestrians and bicyclists.
We strongly endorse these concepts and encourage the City to commit to this recommendation.
JUL 11 1997
An equal opportunity employer �f `! �' !tt�!'; 9flLiLt•;
Charles Folch
July 9, 1997
page two
We prefer to work in partnership with landowners and the City to prevent problems before they
occur. NIn/DOT's ability to promote safe and efficient traffic flow on the highway is
compromised without the cooperation of local governments in the land development process. It
is our desire to work with you to manage the highway system effectively.
We are available to discuss this issue further. Please call me at 582 -1654 with any questions.
Sincerely,
Scott Peters
Senior Transportation Planner/Local Government Liaison
c: Bob Generous, City of Chanhassen
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
ORDINANCE NO.
AN ORDINANCE AMENDING CHAPTER 20 OF THE
CHANHASSEN CITY CODE, THE CITY'S ZONING ORDINANCE,
BY REZONING CERTAIN PROPERTY
THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORDAINS:
Section 1 . Chapter 20 of the Chanhassen City Code, the City's zoning ordinance, is hereby
amended by rezoning all property within the following plat from A2, Agricultural Estate to PUD,
Planned Unit Development:
Arboretum Business Park and Wrase parcel
Section 2 . The rezoning of this property is subject to the development contract.
Section 3 . The zoning map of the City of Chanhassen shall not be republished to show the
aforesaid zoning, but the Clerk shall appropriately mark the zoning map on file in the Clerk's Office
for the purpose of indicating the rezoning hereinabove provided for in this ordinance, and all of the
notations, references, and other information shown thereon are hereby incorporated by reference
and made a part of this ordinance.
Section 4 . This ordinance shall be effective immediately upon its passage and publication.
PASSED AND ADOPTED by the Chanhassen City Council this day of
. 1997.
ATTEST:
Don Ashworth, City Manager
Nancy K. Mancino, Mayor