1g Devel Cont/Bluff Creek Corp
CITY OF
CHANHASSEN
I(} City Cmter Drive, PO Box 147
Chanhassm, Minnesota 55317
Phone 612.9311900
Gmeral Fox 612.937.5739
,ngineering Fox 612.937.9152
'ubüc Safety Fox 612.934.2524
Web www.ci.chanhassm.mn.us
MEMORANDUM
TO:
Scott Botcher, City Manager
~
" City ofChallhassen. A ¡rowinf community with deon Inkes, duality schook 0 chnnninr dowlltown. thrivinr businesses, and beouti/ùl DOrkS. A vreat plnre fa live. wprk. and 0&.
FROM:
Bob Generous, Senior Planner
DATE:
October 23, 2000
SUBJ:
Addendum A to Development ContractlPUD Agreement
Bluff Creek Corporate Center
PROPOSAL SUMMARY
In order to implement the amendment to the design standards for Bluff Creek
Corporate Center, the City must amend the Development Contract/PUD
Agreement.
BACKGROUND
On October 9, 2000, the Chanhassen City Council approved a minor amendment
to the Bluff Creek Corporate Center PUD Development Design Standards to permit
a 10 foot parking setback fÌ"om the ill 5 Right-of-Way CPUD #97-2). The attached
Addendum A incorporates this change and will be recorded against the property.
RECOMMENDATION
Staff recommends that City Council approve Addendum A to Development
Contract/PUD Agreement for Bluff Creek Corporate Center.
ATTACHMENT
1. Addendum A to Development Contract/PUD Agreement for Bluff Creek
Corporate Center
g:\plan\bg\development review\bluff creek corp ctr addeddum a.doc
(reserved for recording information)
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
ADDENDUM "A"
TO
DEVELOPMENT CONTRACT / PUD AGREEMENT
FOR
BLUFF CREEK CORPORA TE CENTER
AGREEMENT dated , 2000, by and between the
CITY OF CHANHASSEN, a Minnesota municipal corporation ("City") and BLUFF
CREEK PARTNERS, a Minnesota general partnership (the "Developer").
RECITALS
A. The City and Developer have previously entered into a Development
Contract/PUD Agreement for BLUFF CREEK CORPORATE CENTER dated June 22, 1998,
and filed at 4:00 p.m. on October 8, 1998 as Carver County Abstract Document No.
636214 (the "Development Contract").
B. The parties wish to amend the Development Design Standards for the
BLUFF CREEK CORPORATE CENTER project attached to the Development Contract as
Exhibit "C" as the same applies to Outlot C, BLUFF CREEK CORPORATE CENTER more
particularly described on the attached Exhibit "A".
NOW, THEREFORE, in consideration of their mutual covenants, the parties
agree as follows:
1. DEVELOPMENT CONTRACT. The Development. Contract/PUD
Agreement shall remain in full force and effect except as specifically amended by
this Addendum "A",
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2. AMENDMENT. Exhibit "C" to the Development Contract entitled
"Development Design Standards" for the BLUFF CREEK CORPORATE CENTER is amended
in its entirety to read as follows:
Adopted 06/22/98
Amended 10/09/00
EXHIBIT C
BLUFF CREEK CORPORATE CENTER
DEVELOPMENT DESIGN STANDARDS
Development Standards
a, Intent
The purpose ofthis zone is to create a PUD light industrial/office park. The use ofthe 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 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 once a primary use has occupied the site. Shared parking shall be
required of the development.
b. Permitted Uses
The permitted uses in this zone shall be limited to institutional use on one lot only or light industrial,
warehousing, and office as defined below. The uses shall be limited to those as defined herein. Ifthere is a
question as to whether or not a use meets the definition, the City Council shall make that interpretation.
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 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.
Hotel/Motel - establishments engaged in furnishing lodging, or lodging and meals, to the general public.
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Research Laboratory - establishments engaged in scientific research or study.
Ancillary Uses (in conjunction with and integral to a primary use)
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.
Telecommunication Towers and Antennas by conditional use permit only.
Day Care - establishments providing for the care and supervision of infants and children on a daily basis.
Prohibited uses
· Contractors Yard
· Lumber Yard
· Home Improvement/Building Supply
· Garden Center
· Auto related including sales and repair
· Home furnishings and equipment stores
· General Merchandise Store
Co 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, except as specified below. The following
setbacks shall apply:
Frontan Minimum Setback BuildiO!,lParkin~ Maximum Setback Buildin~lParkin~
Future Hwv. 5 70110 150
Coulter Boulevard 50/30 100'
Stone Creek Drive 30/20 NA
Bluff Creek:
West Lot Ime Lot I, Block I 35/30 NA
West Lot Lme Lot 2. Block I 15/15 NA
East Lot Lme Lot I, Block 2 110/11 0 NA
East Lot Line Lot 2, Block 2 100/100 NA
Northeast Lot Lme Lot 2, Block 2 60/60 NA
Northeast Lot Lme Lot 3, Block 2 35/35 NA
East Lot Lme Lot 3, Block 2 60/60 NA
· Church facility is excluded ITom this maximum building setback.
(Lot and Block Designations are based on proposed preliminary plat numbering.)
(TH 5 parking setback amended October 9, 2000, from 50 feet to 10)
The average hard surface coverage does not include Outlot A. The PUD standard for hard surface
coverage is 70% for office and industrial uses. Anyone 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
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Building Square Footage Breakdown
Use Maximum Percent Total Square Feet
Office 62% 160,000
Light Industrial !Warehouse 40% 100,000
Ancillary/other 15% 40,000
Institutional 23% 60,000
Total (Maximum) 260,000
)
More than one (1) principal structure may be placed on one (I) platted lot.
3. Building height shall be limited to 3 stories or 40 feet subject to the exclusions of Section 20-907 of
the city code.
e. Building Materials and Design
1. The PUD requires that the development demonstrate a higher quality of architectural standards
and site design. Primary building orientation shall be to Highway 5 and Coulter Boulevard.
2. All materials shall be of high quality and durable. Masonry or higher quality 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, coated,
or painted .
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 HV AC screen.
7. All accessory structures shall be designed to be compatible with the primary structure.
8. All roof mounted equipment shall be screened ÍÌ'om adjacent public right-of-ways 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, 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. The buildings shall
have varied and interesting detailing.
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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.
II 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 fÌ"om the street shall receive nearly equal treatment and visual qualities.
f. Site Landscaping and Screening
1. Landscaping along Highway 5 shall comply with Buffer yard standard C. Coulter Boulevard shall
comply with Buffer yard standard B. The master landscape plan for the Bluff Creek Corporate
Center 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. When parking lots are less than three feet above the adjacent roadway, an undulating or angular berm
or elevation change of three feet or more in height shall be placed along Coulter Boulevard_and
Highway 5. 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 100 percent year round from public right'of-ways. Wing walls may
be required where deemed appropriate.
g, Signage
1. The Bluff Creek Corporate Center PUD shall be permitted two identification signs: one sign on
Coulter Boulevard and one sign on Highway 5. The sign on Coulter Boulevard shall not exceed
eight feet in height. The sign on Highway 5 shall not exceed 20 feet in height. A maximum of 80
square feet of sign area shall be permitted per sign.
2. All freestanding parcel signs shall 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.
3. Each property shall be allowed one monument sign per street fÌ"ontage.
4. 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.·
5. Consistency in signage shall relate to color, size, materials, and heights.
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6. Wall sign shall be permitted per city ordinance for industrial office park site.
7. All signs shall require a separate sign permit.
h. Lighting
I. 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 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.
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.
i. 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.
5. Preferential parking shall be provided for car and van pool vehicles within each site.
3. RECORDING. This Addendum "A" shall be recorded only against that
part of Outlot C, BLUFF CREEK CORPORATE CENTER, legally described on the attached
Exhibit "A".
IN WITNESS WHEREOF, this Addendum "A" was executed by the parties
the day and year first above written.
CITY OF CHANHASSEN
BY:
Nancy K. Mancino, Mayor
(SEAL)
AND
Scott A. Botcher, City Manager
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BLUFF CREEK PARTNERS, a
Minnesota general partnership
BY: LAND GROUP, INC., a Minnesota
corporation, its general partner
By:
Its
STATE OF MINNESOTA )
( ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this day of
, 2000, by Nancy K. Mancino and by Scott A, Botcher,
respectively the Mayor and City Manager of the City of Chanhassen, a Minnesota
municipal corporation, on behalf of the corporation and pursuant to the authority
granted by its City Council.
Notary Public
STATE OF MINNESOTA )
( ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this day of
2000, by the
of Land Group, Inc., a Minnesota corporation, as general
partner to Bluff Creek Partners, a Minnesota general partner, on behalf of the
partnership.
Notary Public
DRAFTED BY:
Campbell Knutson
Professional Association
317 Eagandale Office Center
1380 Corporate Center Curve
Eagan, MN 55121
Telephone: (651) 452-5000
SRN: ms
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EXHIBIT "A"
LEGAL DESCRIPTION
Outlot C, BWFF CREEK CORPORATE CENTER, according the recorded plat thereof,
Carver County, Minnesota, EXCEPT:
That part of Outlot C, BWFF CREEK CORPORATE CENTER, shown as Parcel 215C
on Minnesota Department of Transportation Right of Way Plats Numbered
10-08 and 10-09 as the same are on file and of record in the office of the
County Recorder in and for Carver County, Minnesota.
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