1b1 Arboretum Business Park 6th Addition Final PlatCITY OF
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MEMORANDUM
TO: Todd Gerhardt, City Manager
FROM: Bob Generous, Senior Planner
DATE: October 13, 2003
SUB J:
Final Plat Approval for Arboretum Business Park Sixth Addition,
PUD #92-6
PROPOSAL SUMMARY
The applicant is requesting final plat approval for Arboretum Business Park 6th
Addition which will create two lots from Outlot D, Arboretum Business Park,
PUD #92-6. The proposal includes approximately 5.13 acres. This area of the
Arboretum Business Park development includes support/convenience commercial
uses. Lot 2 is being developed with a Holiday Inn Express. Lot 1 is being
marketed for a restaurant.
ACTION REQUIRED
Approval of this item requires a simple majority vote of those City Council
members present.
BACKGROUND
On September 22, 2003, the Chanhassen City Council approved the preliminary
plat for Arboretum Business Park 5th Addition; Site Plan #2003-8, with a 15%
variance from the 50% fenestration requirement to permit 35% fenestration on
the northern building elevation on Lot 2, Block 1, Arboretum Business Park 6th
Addition, for an 89 unit, three story Holiday Inn Express; and a sign variance to
permit signage on the western building elevation.
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:
The City of Chanhassen · A gro,,vmg co'r~r~unity with clean lakes quality schools a charr'a n~ downtown thriving businesses vv'ir~ding trails and beaufih~[ [)arks ,a, great plac6~ to ire ,,,,,ork and play
8 AWFIJ. N30
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Todd Gerhardt
Final Plat Arboretum Business Park 6th Addition
October 13, 2003
Page 2
Parks
The overall developer 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.
Trails
Steiner Development shall be responsible for planning, engineering, and
constructing the "wetland trail." This trail follows an alignment around
Outlot A. Connection points for this new trail construction shall be the terminus
of the 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 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.
GRADING/DRAINAGE/EROSION CONTROL
Minimal grading for the site is being proposed with a berm along the north
side of Lot 2. The applicant should be aware that maximum grading slope is
3:1 and any off site grading will require a permit from the owner.
Drainage will be routed to an existing storm manhole on the west side of
Century Boulevard. The applicant has submitted proposed storm sewer
sizing calculations showing that the existing storm sewer will accommodate
the runoff.
Todd Gerhardt
Final Plat Arboretum Business Park 6th Addition
October 13, 2003
Page 3
Erosion control measures and site restoration shall be developed in
accordance with the City's Best Management Practice Handbook (BMPH).
Staff recommends that erosion control blankets be used on the steep slopes
on the site.
UTILITIES
The proposed sanitary sewer and water-mains in the main drive aisle will be
considered public utility lines since they will serve more than one lot. A
minimum 35-foot wide public easement will be required over the public
sewer and water-main. The end of the public sewer and water-main shall be
at the property line between Lot I and Lot 2.
The underlying property has been previously assessed for sewer, water and
street improvements. The remaining assessment due and payable to the City
is $137,272.40. 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 2003 trunk
hookup charge is $1,440 for sanitary sewer and $1,876 for water-main.
Sanitary sewer and water-main hookup fees may be specially assessed
against the parcel at the time of the building permit issuance.
Public utility improvements will be required to be constructed in accordance
with the City's latest edition of Standard Specifications and Detail Plates.
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, MnDOT, etc.
STREETS & DRIVE AISLES
The shared drive aisle through the site will be a private street since it serves
multiple lots. As such, the road must be a minimum of 26-feet wide, built to
a 9-ton design, and enclosed within a 40-foot wide private easement.
COMPLIANCE TABLE
Code
Lot 1
Lot 2
Total
Area (acres) Frontage(feet) ,Depth (feet)
1 200 200
2.032 223 356
3.126 439 326
5.158
Todd Gerhardt
Final Plat Arboretum Business Park 6th Addition
October 13, 2003
Page 4
REVIEW CONDITIONS OF APPROVAL
1. The development of the individual lots must comply with the Arboretum
Business Park Development Design Standards.
*This condition still applies.
The developer shall be responsible for planning, engineering, and
constructing the "wetland trail." The city shall compensate the
developer full costs of trail construction plus a 10% design and
construction management fee.
*This condition still applies.
3. Full trail fees shall be collected pursuant to city ordinance for all lots in
the Arboretum Business Park 6th Addition.
*This condition still applies.
If the trail alignment is within property not owned by the City, then the
developer shall dedicate a 20 foot wide trail easement centered on the
trail alignment.
*This condition shall be modified as follows: The developer shall
dedicate a 20 foot wide trail easement encompassing the trail alignment
on the property.
Vacate the permanent roadway, drainage and utility easement on the
southwest comer of the parcel and dedicate the public drainage and
utility easement with the plat.
*This condition still applies. The applicant will need to apply to the city
to do this.
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 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. Before building permit issuance, permits from the
appropriate regulatory agencies must be obtained, including but not
Todd Gerhardt
Final Plat Arboretum Business Park 6th Addition
October 13, 2003
Page 5
limited to the MPCA, Department of Health, Watershed District,
MNDOT, etc.
*This condition shall be modified as follows: Public utility
improvements will be required to be constructed in accordance with the
City's latest edition of Standard Specifications and Detail Plates. The
applicant will also be required to enter into a development contract with
the City and supply the necessary 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. Before building permit issuance,
permits from the appropriate regulatory agencies must be obtained,
including but not limited to the MPCA, Department of Health,
Watershed District, MNDOT, etc.
7. A private storm sewer easement against Lot 1 must be obtained from the
owners and recorded before the building permit issuance.
*This condition still applies.
o
The underlying property has been previously assessed for sewer, water
and street improvements. The remaining assessment due and payable to
the City is $137,272.40. 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 2003 trunk hookup charges are $1440 for sanitary
sewer and $1876 for water-main. Sanitary sewer and water-main
hookup fees may be specially assessed against the parcel at the time of
the building permit issuance.
*This condition still applies.
The proposed sanitary sewer and water-mains in the main drive aisle will
be considered public utility lines since they will serve more than one lot.
A minimum 35-ft. wide public utility easement will be required over the
public sewer and water-main. The end of the public sewer and water-
main shall be at the property line between Lot 1 and Lot 2.
*This condition has been met.
10.
Erosion control measures and site restoration shall be developed in
accordance with the City's Best Management Practice Handbook
(BMPH). Staff recommends that the City's Type III erosion control
fence, which is a heavy-duty silt fence, be used for the area adjacent to
the existing wetland just south of the site. In addition, erosion control
blankets will be required on the steep slopes on the site.
Todd Gerhardt
Final Plat Arboretum Business Park 6th Addition
October 13, 2003
Page 6
I1.
12.
13.
14.
15.
*This condition shall be modified as follows: Erosion control measures
and site restoration shall be developed in accordance with the City's Best
Management Practice Handbook (BMPH). Erosion control blankets will
be required on the steep slopes on the site.
The main drive aisle through the site will be a private street since it
serves multiple lots. As such, the road must be a minimum of 26-feet
wide, built to a 9-ton design, and enclosed within a 40-feet wide private
easement. A cross-access easement must be obtained and recorded
before building permit issuance. The developer must submit testing
reports verifying that the driveway is built to a 9-ton design.
*This condition still applies.
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.
*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.
Storm water calculations should be submitted to ensure the downstream
storm water infrastructure is sized adequately for the proposed
development.
*This condition has been met.
Drainage and utility easements shall be provided over all existing and
proposed storm water infrastructure.
Todd Gerhardt
Final Plat Arboretum Business Park 6th Addition
October 13, 2003
Page 7
16.
17.
18.
19.
20.
21.
22.
*This condition has been met.
Private easement for the shared storm sewer must be obtained and
recorded against the lots before building permit issuance.
*This condition still applies.
Erosion Control Note #4 should include straw mulch (MNDOT Type 1
mulch) application with seed for stabilization.
*This condition still applies.
Category 3 (straw or wood fiber) blanket should be applied following
seeding in the proposed swale in the northeast comer of the site.
*This condition still applies.
The silt fence used should be heavy-duty machine sliced silt fence,
metal T-posts with 4 to 6 foot spacing. Existing vegetation should be
conserved as much as practicable while installing and dunng
construction.
*This condition still applies.
The silt fence end in the southwest comer of the site should be angled up
slope to inhibit water from flowing around the silt fence.
*This condition still applies.
Inlet control is needed following installation of inlet structures. Inlet
control methods will be varied before and after pavement of the parking
lots. Before pavement, inlet protection could consist of heavy-duty
mono-mono silt fence with 4 foot spacing of metal T-posts and 1" rock
around silt fence material. After paving of parking lots, mulch socks,
sand bags or rock and wire could be used as temporary inlet control.
*This condition still applies.
Based on the proposed developed area of 5.13 acres, the total SWMP fee,
due and payable to the City at the time of final plat recording, is $51,772.
*This condition shall be modified as follows: Based on the proposed
developed area of 5.16 acres, the total SWMP fee, due and payable to the
City at the time of final plat recording, is $52,075.00.
Todd Gerhardt
Final Plat Arboretum Business Park 6th Addition
October 13, 2003
Page 8
23. The owner/operator of the proposed development must apply for and
receive the NPDES permit prior to beginning construction activities.
*This condition still applies.
24.
The applicant shall apply for and obtain a permit from the Riley-
Purgatory-Bluff Creek Watershed District and comply with their conditions
of approval.
*This condition still applies.
In addition, after review of the construction plans for the development, staff
recommends that the following conditions be added:
1. Show the driveway dimension on the site plan to read 26 feet in width and
the access comer radius.
On the grading plan:
a. Add silt fence around proposed storm sewer line from MH1 to the
existing manhole.
b. Show all proposed 2-foot contours.
c. Show all existing and proposed easements.
d. Revise the flat elevation in the northeast portion of the parking lot.
e. Revise the side slope to 3:1 maximum along the north side of Lot 2.
3. On the utility plan:
a. Show the existing and proposed storm manholes rim elevations.
4. Add all applicable City of Chanhassen latest detail plates.
5. Show Century Boulevard existing street lights.
Seed and mulch or sod the site within two weeks of grading. If dirt is
required to be brought into or out of the site, provide a haul route for review
and approval.
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 6th Addition creating two lots (plans prepared by Schoell & Madsen,
Inc.) subject to the following conditions:
Todd Gerhardt
Final Plat Arboretum Business Park 6th Addition
October 13, 2003
Page 9
o
o
The development of the individual lots must comply with the Arboretum
Business Park Development Design Standards.
The developer shall be responsible for planning, engineering, and
constructing the "wetland trail." The city shall compensate the
developer's full costs of trail construction plus a 10% design and
construction management fee.
Full trail fees shall be collected pursuant to city ordinance for all lots in
the Arboretum Business Park 6th Addition.
The developer shall dedicate a 20 foot wide trail easement encompassing
the trail alignment on the property.
Vacate the permanent roadway, drainage and utility easement on the
southwest comer of the parcel and dedicate the public drainage and
utility easement with the plat.
Public utility improvements will be required to be constructed in
accordance with the City's latest edition of Standard Specifications and
Detail Plates. The applicant will also be required to enter into a
development contract with the City and supply the necessary 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. Before
building permit issuance, permits from the appropriate regulatory
agencies must be obtained, including but not limited to the MPCA,
Department of Health, Watershed District, MNDOT, etc.
A private storm sewer easement against Lot 1 must be obtained from the
owners and recorded before the building permit issuance.
The underlying property has been previously assessed for sewer, water
and street improvements. The remaining assessment due and payable to
the City is $137,272.40. 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 2003 trunk hookup charges are $1440 for sanitary
sewer and $1876 for water-main. Sanitary sewer and water-main
hookup fees may be specially assessed against the parcel at the time of
the building permit issuance.
Erosion control measures and site restoration shall be developed in
accordance with the City's Best Management Practice Handbook
Todd Gerhardt
Final Plat Arboretum Business Park 6th Addition
October 13, 2003
Page 10
(BMPH). Erosion control blankets will be required on the steep slopes
on the site.
10.
The main drive aisle through the site will be a private street since it
serves multiple lots. As such, the road must be a minimum of 26-feet
wide, built to a 9-ton design, and enclosed within a 40-ft. wide private
easement. A cross-access easement must be obtained and recorded
before building permit issuance. The developer must submit testing
reports verifying that the driveway is built to a 9-ton design.
11.
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.
12. Private easement for the shared storm sewer must be obtained and
recorded against the lots before building permit issuance.
13. Erosion Control Note #4 should include straw mulch (MNDOT Type 1
mulch) application with seed for stabilization.
14. Category 3 (straw or wood fiber) blanket should be applied following
seeding in the proposed swale in the northeast corner of the site.
15.
The silt fence used should be heavy-duty machine sliced silt fence, metal
T-posts with 4 to 6 foot spacing. Existing vegetation should be
conserved as much as practicable while installing and during
construction.
16. The silt fence end in the southwest corner of the site should be angled up
slope to inhibit water from flowing around the silt fence.
17.
Inlet control is needed following installation of inlet structures. Inlet
control methods will be varied before and after pavement of the parking
lots. Before pavement, inlet protection could consist of heavy-duty