5b Lifetime Fitness Final PlatCITYOF
CHANHASSEN
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MEMORANDUM
TO: Todd Gerhardt, City Manager
FROM: Bob Generous, Senior Planner
DATE: August 9, 2004 ~.
SUB J: Final Plat Approval for Life Time Fitness
Planning Case No. 04-22
PROPOSAL SUMMARY
The applicant is requesting final plat approval for Life Time Fitness creating one
lot and associated right-of-way for Corporate Place from Outlot A, Arboretum
Business Park 4th Addition, PUD #92-6. The proposal includes approximately
22.18 acres. Site plans for a 109,000 square-foot health club with a pool and two
three-story, 100,000 square-feet office buildings, are being reviewed concurrently by
the city. The development must comply with the development design standards for
Arboretum Business Park.
BACKGROUND
On June 24, 2002, the Chanhassen City Council approved the final plat for
Arboretum Business Park 4th Addition, creating three lots, one outlot and right-
of-way for a public street (Corporate Place).
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.
On August 13, 2001, the city approved the amendment to the Planned Unit
Development (PUD #92-6) to permit an Auto Services Center on the "Wrase"
property with the stipulation that auto body repair is prohibited on the site.
The City of Chanhassen, A growing community with clean lakes quality schools, a charming downtown. Prk, ing Businesses ,,,~inding trails and beautilul parks A great place to h~,e ~ork and play
Final Plat - Lifetime Fitness
August 9, 2004
Page 2
On July 26, 1999, the Chanhassen City Council approved an amendment to the PUD for
Arboretum Business Park to permit a Church facility as an interim use in the building on Lots 3
and 4, Block 2, Arboretum Business Park 2nd Addition.
On July 28, 1998, 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 right-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.
FINAL PLAT
PROPOSAL SUMMARY
The applicant is requesting final plat approval for one lot and associated right-of-way for
Corporate Place from Outlot A, Arboretum Business Park 4th Addition, PUD #92-6. The
proposal includes approximately 22.184 acres.
SURFACE WATER MANAGEMENT PLAN (SWMP)
SWMP FEES
This proposed development has already constructed the necessary water quality and water quantity
ponds in accordance with the City's SWMP. The entire site was 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 22.184 acres of developable land. Office/Industfial developments have water quality fees
of $5,955 per acre and water quantity rates are $5,604 per acre. Based on these figures, the water
quality fee for this phase would be $132,106 and water quantity fees would be $124,319. The
developer shall pay the storm water management fees at the time of final plat recording.
Final Plat - Lifetime Fitness
August 9, 2004
Page 3
SITE GRADING
The city is reviewing a site plan for a 109,000 square-foot health club with a pool and two three-
story, 100,000 square-feet office buildings. As part of the site plan, the grading for the site is being
reviewed and approved.
DRAINAGE
As part of Arboretum Business Park 4th Addition, storm water piping was constructed within
Corporate Place to convey water to the project storm water ponds. In conjunction with the City's
Public Improvement Project No. 97-1D, a storm water drainage system was constructed within
Coulter Boulevard to convey most of the development's storm water runoff into the existing
storm water ponds for pretreatment prior to discharging into the wetlands.
UTILITIES
Public utilities are located in Corporate Place for the development. The utility improvements
incorporated in the site will be private.
STREETS
This phase will include construction of a permanent cul-de-sac at the end of Corporate Place.
The final plat proposes to dedicate sufficient right-of-way for the cul-de-sac.
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 developer dedicated Outlots A & B, Arboretum Business Park (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 included a
park dedication credit of 11.73 acres and cash payment of $200,000.
Trails
Steiner Development is responsible for planning, engineering, and constructing the "wetland
trail." This trail follows an alignment generally described as the western edge of Outlots A & B,
Arboretum Business Park. 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. The city compensates
Steiner Development full costs of trail construction.
Final Plat - Lifetime Fitness
August 9, 2004
Page 4
Trail construction will be completed in two phases. The northern trail is being constructed in
conjunction with the Holiday Inn Express. The southern trail will be constructed with the
development of the lot south of Coulter Boulevard and east of Century Boulevard.
Full trail fees shall be collected per city ordinance for all lots in the Arboretum Business Park.
(Life Time Fitness). 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. The fees, based on 2004 trail fees are $51,245.00.
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 total SWMP fees are $223,841.00 and are
due payable to the City at the time of final plat recording.
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 does not apply. Grading of the site will occur as part of the site 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.
*This condition was met previously.
b)
The proposed storm water pond at the northeast corner of 82nd 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 with Phase I.
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.
Final Plat - Lifetime Fitness
August 9, 2004
Page 5
7.
* This condition has been met.
d) MnDOT's review comments shall be incorporated into the final grading and development
plan.
*This condition has been met.
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.
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.
The developer should be responsible for extending sanitary sewer service to the Wrase parcel
which lies directly north of Lot 1, Block I as a part of the overall site improvements with Phase
I.
*This condition has been met.
Depending on the amount of sanitary sewer discharge from Lot 3, Block 1, Lots 1 and 2, Block
I may not be able to develop until Lot 3 is connected to permanent sewer facilities.
*This condition is not applicable to this phase.
The installation of a temporary traffic signal and/or auxiliary turn lanes at the intersection of
82nd 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 82nd 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
will be required from the developer in the form of a letter of credit or cash escrow.
*This condition has been met.
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 with Phase I.
Final Plat - Lifetime Fitness
August 9, 2004
Page 6
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.
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.
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 does not apply.
13. Type 1II 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.
*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 has been met.
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.
Final Plat - Lifetime Fitness
August 9, 2004
Page 7
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 still applies.
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
comply with their conditions of approval.
*This condition still applies.
19. Fire hydrants shall be incorporated per the Fire Marshal's recommendations.
*This condition has been met.
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 has been met.
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 does not apply.
22. The lowest floor or opening elevation of all buildings shall be a minimum of 2 feet above the
100-year high water level.
Final Plat - Lifetime Fitness
August 9, 2004
Page 8
*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 is not applicable to this phase.
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.
*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 has been met.
26. Increase landscape plantings to include 400 trees in addition to buffer yard plantings and
individual site plan landscaping.
*This condition has been met. 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 has been met.
28. Submit street names to Chanhassen Fire Marshal and Chanhassen Building Official for
review and approval.
*This condition has been met.
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 does not apply to this phase.
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 - Lifetime Fitness
August 9, 2004
Page 9
*This condition shall be modified as follows: The development shall comply with the
development design standards for Arboretum Business Park.
31. 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: Full trail fees shall be collected per city
ordinance for Life Time Fitness.
Based on review of the final plat, staff is recommending that the following conditions be added:
1. A professional civil engineer registered in the state of Minnesota must sign all plans.
Sanitary sewer and water hookup charges will be applicable for the new lot. The 2004 trunk hookup
charge is $1,458.00 per unit for sanitary sewer, $2,814.00 per unit for watermain and the SAC fee is
$1,425 per unit. All of these charges are based on the number of SAC units assigned by the
Metropolitan Council. Sanitary sewer and watermain hookup fees may be specially assessed against
the parcel at the time of building permit issuance.
The underlying property has been previously assessed for sewer, water and street improvements. The
remaining assessment due payable to the City is $308,807.60. This assessment is due at the time of
final plat recording.
The applicant is required to upgrade the cul-de-sac to current City standards with a 60-foot right-of-
way radius, a 48-foot pavement radius, and B-618 concrete curb and gutter. Because of the
substandard street section, the existing cul-de-sac pavement will have to be removed and the street will
need to be repaved per City Detail Plate No. 5201.
5. The cul-de-sac center island in Corporate Place will be allowed but an encroachment agreement will be
required for the placement of the island within the right-of-way and for maintenance of the island.
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The City Council approves the Final Plat for Life Time Fitness creating one lot and associated
right of way for Corporate Place (plans prepared by Schoell & Madsen, Inc.) subject to the
following conditions:
1. The total SWMP fees are $223,841.00 and are due payable to the City at the time of final plat
recording.
Final Plat - Lifetime Fitness
August 9, 2004
Page 10
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.
o
Type llI 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.
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.
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.
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.
7. The lowest floor or opening elevation of all buildings shall be a minimum of 2 feet above the
100-year high water level.
8. 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.
9. The development shall comply with the development design standards for Arboretum
Business Park.
10. Full trail fees shall be collected per city ordinance for Life Time Fitness.
11. A professional civil engineer registered in the state of Minnesota must sign all plans.
12. Sanitary sewer and water hookup charges will be applicable for the new lot. The 2004 trunk hookup
charge is $1,458.00 per unit for sanitary sewer, $2,814.00 per unit for watermain and the SAC fee is
$1,425 per unit. All of these charges are based on the number of SAC units assigned by the
Metropolitan Council. Sanitary sewer and watermain hookup fees may be specially assessed against
the parcel at the time of building permit issuance.
13. The underlying property has been previously assessed for sewer, water and street improvements. The
remaining assessment due payable to the City is $308,807.60. This assessment is due at the time of
final plat recording.
Final Plat - Lifetime Fitness
August 9, 2004
Page 11
14. The applicant is required to upgrade the cul-de-sac to current City standards with a 60-foot right-of-way
radius, a 48-foot pavement radius, and B-618 concrete curb and gutter. Because of the substandard
street section, the existing cul-de-sac pavement will have to be removed and the street will need to be
repaved per City Detail Plate No. 5201.
15. The cul-de-sac center island in Corporate Place will be allowed but an encroachment agreement will be
required for the placement of the island within the right-of-way and for maintenance of the island."
ATTACHMENTS
1. Exhibit C, Development Design Standards.
2. Final plat.
g:\plan\2004 planning cases\04-22 - lifetime fitness center\lifetime fitness fp.doc
Adopted 7/28/98
Amended 7/26/99
Amended 8/13/01
Amended 12/10/01
Amended 4/14/03
Amended 8/23/04
EXHIBIT C
ARBORETUM BUSINESS PARK
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. Photo-
composite images of proposed development adjacent to Highways 5 and 41 shall be submitted as
part of the review process. The PUD requires that the development demonstrate a higher quality
of architectural standards and site design. Ancillary uses may be permitted as listed below if they
are ancillary to a principal use on the individual lot. Commercial/retail uses are prohibited
except those uses specifically noted below.
b. Permitted Uses
The permitted uses in this zone should be limited to light industrial, warehousing, office and other
uses 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 shall be allowed on the different Blocks and Lots for which they are specified
below. The Blocks and Lots specified below are those designated on the attached PUD plan. The
Block and Lot designations in final plats approved for phases of development may differ from those
specified below. However, the permitted uses shall continue to be those specified below for the
Lots identified in the PUD plan.
Light Industrial - The manufacturing, compounding, processing, assembling, packaging, printing,
or testing of goods or equipment or research activities entirely within an enclosed structure, with no
outside storage. There shall be negligible impact upon the surrounding environment by noise,
vibration, smoke, dust or pollutants. (Lots 3, 4, and 5, Block 1; Lot 1, Block 2; Lots 1, 2, 3, and 5,
Block 4; and the Wrase property) (Amended 12/10/01)
Warehousing - Means the commercial storage of merchandise and personal property. (Lots 3, 4,
and 5, Block 1; and Lots 1, 2, 3, and 5, Block 4)
Office - Professional and business office. (Lots 1, 2, 3, 4, and 5, Blockl; Lot 1, Block 2; Lot 1,
Block 3; Lotsl, 2, 3, 4, and 5, Block 4; and the Wrase property)
Health Services- establishments primarily engaged in furnishing medical, surgical and other
health services to persons. (Lots 1 and 2, Block 1; Lot 1, Block 3; and Lot 4, Block 4)
Conferences/Convention Center - establishments designed to accommodate people in assembly,
providing conference and meeting services to individuals, groups, and organizations. (Lot 5,
Block 4)
Indoor Recreation/Health Club - establishments engaged in operating reducing and other health
clubs, spas, and similar facilities featuring exercise and other physical fitness conditioning. (Lots
3, 4 and 5, Block 1; Lot 1, Block 3; and Lots 2, 3, 4 and 5, Block 4) (Amended 12/10/01 and
8/23/04)
Hotel/Motel-establishments engaged in furnishing lodging, or lodging and meals, to the general
public. (Lot 1, Block 3; and Lot 4, Block 4)
Utility Services - Water towers and reservoir. (Lots 3, 4, and 5, Block 1; Lots 1, 2, and 3, Block
4; and the Wrase property)
Recording Studio -Lots 3, 4 and 5, Block 1; Lots 2 and 3, Block 4. (Amended 12/10/01)
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 I or
2, Block 1, only. (One convenience store.)
3. Banks, with or without drive up windows (Lots 1 and 2, Block 1; Lot 1, Block 3; and Lot 4,
Block 4)
4. Day Care - establishments providing for the care and supervision of infants and children on a
daily basis. (Lots 1 and 2, Block 1; Lot 1, Block 3; and Lot 4, Block 4)
5. Auto service center, auto body repair is prohibited (Wrase) (amended 8/13/01)
6. Personal Services (amended 4/14/03)
Ancillary Uses (in conjunction with and integral to a primary use)
1. Fast Food (no drive4hrough 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.[for entire
development]. (Amended 8/25/97)
4. Telecommunication Towers and Antennas by conditional use permit only.
5. Car wash, in conjunction with convenience store.
6. Day Care
Interim Uses (Amended 7/26/99)
Church facilities, i.e., assembly or worship halls and associated office, meeting, and other
required spaces, subject to the following criteria:
1. The church shall not occupy more than six percent (6%) of the one building on Lots 3
and 4, Block 2, Arboretum Business Park 2nd Addition.
2. The church congregation may not exceed 200 adult members.
3. Shall be reviewed and approved in accordance with the same procedures specified in
the city code for conditional use permits.
Prohibited uses (Amended 12/10/0 !)
· Contractors Yard
Lumber Yard
· Home Improvement/Building Supply
· Garden Center
· Auto related including sales and repair, except on the Wrase property (amended 8/13/01)
· Home furnishings and equipment stores
· General Merchandise Store
· Vocational School
· Public buildings, except on Outlots A and B, which are public park land
· Screened outdoor storage
· Food processing
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
Building/Parking
Maximum Setback
Building/Parking
Hwys. 5 & 41 70/50 150 *
Coulter & Century 50/20 100
Boulevards
82nd & 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
LOT/USE
82nd Street Dedication
Interior Roadwa7
ACRES
1.80
10.54
Building Size/FAR
PARKING
Upland 16.6 30
Wetland 28.7
Ponds
Lot 3, Block I
3.01
10.02
131,006
262
Lot 4, Block 1 5.45 71,218 142
Lot 5, Block 1 4.41 57,688 115
Lot 1, Block 4 4.38 57,199 114
Lot 2, Block 4 5.40 70, 597 141
Lot 3, Block 4 8.98 117,371 235
Lot 1, Block 2 12.23 159,822 320
Lot 5, Block 4,
(.4 FAR) 404,279
23.20
(3/1000) 1,213
Lot 1, Block 1 1.80 11,746 / 23,520 (5/1000) 59
Lot 2, Blockl 2.32 15,180 / 30,320 (4/1000) 61
Lot 4, Block 4 , 4.06 26,536 / 53,060 (5/1000) 133
Office/Hotel
6.41 (16/1000) 447
Lotl, Block 3
Restaurant/Office
(.10FAR) 27937/
83,770
4
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% 1,186,000 / (1,295,000)
*includes the Wrase property.
industrial uses
represents conversion of commercial uses to office-
More than one (1) principal structure may be placed on one (1) platted lot.
3. Building height shall be limited to 3 stories or 40 feet.
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
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.
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.
o
o
°
10.
11
12.
1.
Concrete may be poured in place, tilt-up or pre-cast, and shall be finished in stone, textured,
coated, or painted.
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.
All accessory structures shall be designed to be compatible with the primary structure.
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.
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
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.
Space for recycling shall be provided in the interior of all principal structures or within an
enclosure for each lot developed in the Business Center.
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.
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.
Site Landscaping and Screening
Landscaping along Highways 41 and 5 shall comply with Buffer yard standard C. Coulter
Boulevard, Century Boulevard, and West 82nd Street shall comply with Buffer yard standard
B. The master landscape plan for the Arboretum Business Park (formerly Gateway) 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.
ge
he
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.
Undulating or angular berms or elevation changes of 3' in height shall be placed along
Coulter Boulevard, and Century Boulevard. 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.
Loading areas shall be screened 100 percent year round from public fight-of-ways. Wing
walls may be required where deemed appropriate.
Signage
All freestanding signs be limited to monument signs. The sign shall not exceed eighty (80)
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 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.
Each property shall be allowed one monument sign per street frontage.
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.
Consistency in signage shall relate to color, size, materials, and heights.
The Arboretum Business Park PUD shall be permitted two Arboretum Business Park
identification signs. One sign per project entrance, at West 82nd and Century Boulevard
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.
Wall sign shall be permitted per city ordinance fox' industrial office park site.
All signs shall require a separate sign permit.
In addition to the two signs identified in g. 5. above, signage for the main entrance on
Highway 5 and Century Boulevard shall be reviewed and approved by the Planning
Commission and City Council.
Lighting
Lighting for the interior of the business center should be consistent throughout the
development. The street lights should be designed consistent with the existing lighting
along the existing Coulter Boulevard.
A decorative, shoe box fixture (high pressure sodium vapor lamps or metal halide lights)
with a square ornamental pole shall be used throughout the development area for area
lighting.
Lighting equipment similar to what is mounted in the public street right-of-ways shall be
used in the private areas.
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.
i. Alternative Access
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.
The developer and site users shall promote and encourage Traffic Demand Management
Strategies.
4. Each site shall provide areas for bicycle parking and storage.
Adopted 7/28/98
Amended 7/26/99
Amended 8/13/01
Amended 12/10/01
Amended 4/14/03
Amended 8/23/04
EXHIBIT C
ARBORETUM BUSINESS PARK
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. Photo-
composite images of proposed development adjacent to Highways 5 and 41 shall be submitted as
part of the review process. The PUD requires that the development demonstrate a higher quality
of architectural standards and site design. Ancillary uses may be permitted as listed below if they
are ancillary to a principal use on the individual lot. Commercial/retail uses are prohibited
except those uses specifically noted below.
b. Permitted Uses
The permitted uses in this zone should be limited to light industrial, warehousing, office and other
uses 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 shall be allowed on the different Blocks and Lots for which they are specified
below. The Blocks and Lots specified below are those designated on the attached PUD plan. The
Block and Lot designations in final plats approved for phases of development may differ from those
specified below. However, the permitted uses shall continue to be those specified below for the
Lots identified in the PUD plan.
Light Industrial - The manufacturing, compounding, processing, assembling, packaging, printing,
or testing of goods or equipment or research activities entirely within an enclosed structure, with no
outside storage. There shall be negligible impact upon the surrounding environment by noise,
vibration, smoke, dust or pollutants. (Lots 3, 4, and 5, Block 1; Lot 1, Block 2; Lots 1, 2, 3, and 5,
Block 4; and the Wrase property) (Amended 12/10/01)
Warehousing - Means the commercial storage of merchandise and personal property. (Lots 3, 4,
and 5, Block 1; and Lots 1, 2, 3, and 5, Block 4)
Office - Professional and business office. (Lots 1, 2, 3, 4, and 5, Blockl; Lot 1, Block 2; Lot 1,
Block 3; Lotsl, 2, 3, 4, and 5, Block 4; and the Wrase property)
Health Services- establishments primarily engaged in furnishing medical, surgical and other
health services to persons. (Lots I and 2, Block 1; Lot 1, Block 3; and Lot 4, Block 4)
Conferences/Convention Center - establishments designed to accommodate people in assembly,
providing conference and meeting services to individuals, groups, and organizations. (Lot 5,
Block 4)
Indoor Recreation/Health Club - establishments engaged in operating reducing and other health
clubs, spas, and similar facilities featuring exercise and other physical fitness conditioning. (Lots
3, 4 and 5, Block 1; Lot 1, Block 3; and Lots 2, 3, 4 and 5, Block 4) (Amended 12/10/01 and
8/23/04)
Hotel/Motel-establishments engaged in furnishing lodging, or lodging and meals, to the general
public. (Lot 1, Block 3; and Lot 4, Block 4)
Utility Services - Water towers and reservoir. (Lots 3, 4, and 5, Block 1; Lots 1, 2, and 3, Block
4; and the Wrase property)
Recording Studio -Lots 3, 4 and 5, Block 1; Lots 2 and 3, Block 4. (Amended 12/10/01)
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 I or
2, Block 1, only. (One convenience store.)
3. Banks, with or without drive up windows (Lots 1 and 2, Block 1; Lot 1, Block 3; and Lot 4,
Block 4)
4. Day Care - establishments providing for the care and supervision of infants and children on a
daily basis. (Lots I and 2, Block 1; Lot 1, Block 3; and Lot 4, Block 4)
5. Auto service center, auto body repair is prohibited (Wrase) (amended 8/13/01)
6. Personal Services (amended 4/14/03)
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.[for entire
development]. (Amended 8/25/97)
4. Telecommunication Towers and Antennas by conditional use permit only.
5. Car wash, in conjunction with convenience store.
6. Day Care
Interim Uses (Amended 7/26/99)
Church facilities, i.e., assembly or worship halls and associated office, meeting, and other
required spaces, subject to the following criteria:
1. The church shall not occupy more than six percent (6%) of the one building on Lots 3
and 4, Block 2, Arboretum Business Park 2nd Addition.
2. The church congregation may not exceed 200 adult members.
3. Shall be reviewed and approved in accordance with the same procedures specified in
the city code for conditional use permits.
Prohibited uses (Amended 12/10/01)
· Contractors Yard
· Lumber Yard
· Home Improvement/Building Supply
· Garden Center
· Auto related including sales and repair, except on the Wrase property (amended 8/13/01)
· Home furnishings and equipment stores
· General Merchandise Store
· Vocational School
· Public buildings, except on Outlots A and B, which are public park land
· Screened outdoor storage
· Food processing
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
Building/Parking
Maximum Setback
Building/Parking
Hwys. 5 & 41 70/50 150 *
Coulter & Century 50/20 100
Boulevards
82nd & 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
LOT/USE
82nd Street Dedication
Interior Roadway
ACRES
1.80
10.54
Building Size/FAR
PARKING
IUpland
Wetland
16.6
28.7
Ponds
Lot 3, Block I
3.01
10.02
131,006
30
262
Lot 4, Block 1 5.45 71,218 142
Lot 5, Block 1 4.41 57,688 115
4 4.38 114
Lot 1, Block 57,199
Lot 2, Block 4 5.40 70, 597
4 8.98
141
Lot 5, Block 4, (.4 FAR) 404,279
Lot 3, Block 117,371 235
Lot 1, Block 2 12.23 159,822 320
23.20
(3/1000) 1,213
Lot 1, Block 1 1.80 11,746 / 23,520 (5/1000) 59
Lot 2, Blockl 2.32 15,180/30,320 (4/1000) 61
Lot 4, Block 4 , 4.06 26,536 / 53,060 (5/1000) 133
Office/Hotel
6.41 (16/1000) 447
Lotl, Block 3
Restaurant/Office
(. 10FAR) 27937 /
83,770
4
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% 1,186,000 / (1,295,000)
*includes the Wrase property. ) represents conversion of commercial uses to office-
industrial uses
More than one (1) principal structure may be placed on one (1) platted lot.
3. Building height shall be limited to 3 stories or 40 feet.
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
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.
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.
Concrete may be poured in place, tilt-up or pre-cast, and shall be finished in stone, textured,
coated, or painted.
o
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.
o
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.
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
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 each lot developed 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.
f. Site Landscaping and Screening
Landscaping along Highways 41 and 5 shall comply with Buffer yard standard C. Coulter
Boulevard, Century Boulevard, and West 82nd Street shall comply with Buffer yard standard
B. The master landscape plan for the Arboretum Business Park (formerly Gateway) 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.
o
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.
Undulating or angular berms or elevation changes of 3' in height shall be placed along
Coulter Boulevard, and Century Boulevard. 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.
Loading areas shall be screened 100 percent year round from public right-of-ways. Wing
walls may be required where deemed appropriate.
g. Signage
All freestanding signs be limited to monument signs. The sign shall not exceed eighty (80)
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 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.
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.
The Arboretum Business Park PUD shall be permitted two Arboretum Business Park
identification signs. One sign per project entrance, at West 82nd and Century Boulevard
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.
In addition to the two signs identified in g. 5. above, signage for the main entrance on
Highway 5 and Century Boulevard shall be reviewed and approved by the Planning
Commission and City Council.
h. Lighting
Lighting for the interior of the business center should be consistent throughout the
development. The street lights should be designed consistent with the existing lighting
along the existing Coulter Boulevard.
A decorative, shoe box fixture (high pressure sodium vapor lamps or metal halide lights)
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.
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.
i. Alternative Access
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.
The developer and site users shall promote and encourage Traffic Demand Management
Strategies.
4. Each site shall provide areas for bicycle parking and storage.
~ II II II II ~