10. Review Southern Parkland Study '
CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900
MEMORANDUM ✓ pAAN
TO: Don Ashworth, City Manager
FROM: Lori Sietsema, Park and Recreation Coordinator aye T,r� ;, c,,miltsnuri
DATE: July 6 , 1989 Date SuArlitted to Co:X>c!t
SUBJ: Southern Parkland Site Study
The Park and Recreation Commission at their last meeting reviewed
the attached site alternative study prepared by Mark Koegler for
' parkland in southern Chanhassen. The study looks at four alter-
natives and compares them to the adopted list of objectives.
The Park and Recreation Commission reviewed the study and agreed
with it' s conclusion that the Bandimere site continue to be
purchased.
The Bandimere site falls short in two areas ; it is not 50 to 100
' acres in size and it does not contain unique, natural amenities.
The Commission feels these are two important factors, however,
the additional acreage and natural area does not have to be on
' the same site as the active area. Therefore, they have recom-
mended that the land use plan be amended so as to show Site D as
potential parkland. It was suggested that the acquisition of
this property be done through the dedication process when this
site develops .
It is the recommendation of the Park and Recreation Commission to
' proceed with the acquisition of the Bandimere property and to
recommend to the Planning Commission that the City amend the Land
Use Plan to identify Site D as potential future park/open space.
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CITY OF
CBAMIABBEN
SOUTH CHANHASSEN PARRY SITE
ALTERNATE LOCATION STUDY
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June, 1989 1
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VanDoren • Hazard • Stallings, Inc. 1
Architects • Engineers • Planners
3030 Harbor Lane North, Minneapolis, Minnesota
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SOUTH CHANHASSEN PARK SITE
1 ALTERNATE LOCATION STUDY
1 PURPOSE
This study is being conducted to review alternate locations for a
new community park in the southern section of the City of
Chanhassen . In 1988 , Chanhassen ' s voters approved a bond issue
that included provisions for the acquisition of park land in the
1 southern portion of the community . A maximum amount of $300 ,000
was approved for land acquisition efforts.
In the context of this report , southern Chanhassen is defined as
any area of the community south of Lyman Boulevard . Within this
area , a significant amount of residential growth has occurred over
the past ten years . This growth , coupled with tremendous growth
1 in the northern section of the city has over loaded Lake Ann Park
which is the only community park in Chanhassen ' s current park
system. To remedy this situation , a decision was made to acquire
1 a southern ' park that would accommodate active recreational
activities .
1 OBJECTIVES
In August of 1988 , the Chanhassen Park and Recreation Commission
established a series of objectives for the new southern park .
1 Among these objectives were items that were considered "musts " and
items that were considered "wants " . Of the 12 objectives , the
first three were considered mandatory and the last 9 were
1 considered desirable. The objectives were as follows :
1 . At least 50 acres in size
1 2 . Land costs under $300 ,000
3 . South of Lyman Boulevard
4 . Centrally located
5 . Located near the Bluff Creek Trail
1 6 .
7 . Includes natural area
Near major roads
8 . Buffer to TN 212
1 9 . Available within 2 years
10 . Accommodates horse trails
11 . Land topography conducive for active facilities , i . e. 4
ball diamonds , 2 soccer fields , tennis , etc .
12 . 100 acres in size
This set of criteria will be applied to all parcels to provide an
objective overview of potential park sites .
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Exhibit 1 1
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ALTERNATIVES
IFour sites as shown on Exhibit 1 were identified as being potential
future park locations in southern Chanhassen. They were selected
for further consideration based upon their general location and
availability. Each is reviewed in detail as follows :
' SITE A
Size: 40+ Acres
' Site Description : Site A lies immediately south of Lyman
Boulevard , south of the intersection of
Lyman and CSAH 17 . Rural residential
' development lies north of the site, a
single family residence abuts the property
on the west and agricultural land lies to
' the east and south of the property.
The property is rolling and generally
slopes from northwest to southeast
' (Exhibit 2 ) . A wooded area exists in the
northeast corner of the parcel and a
drainageway bisects the lower 1 / 5th of
' the property. An elevation differential
of approximately 50 feet occurs across
the site .
Park Usage : The site has the ability to accommodate
the required active facilities , however ,
grading costs are expected to be high .
Since the property is almost completely
cultivated , it is unsuitable for natural
areas.
Present Ownership: Lyle W. Franke
Approximate Cost : $260 ,000 ($6 ,000 /acre )
Other Factors : 1 . Since the property owner does not own
any abutting parcels , it is assumed that
the property can not be divided and a
purchase for park purposes would have to
involve the entire parcel .
' 2 . Land either to the south or east could
be acquired at a later date to expand the
park if needed.
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Approx. Size: 40 Acres north P` Site A I
Exhibit 2
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SITE B
Size: 35+ Acres
Site Description : Site B lies east of TH 101 and north of
Kiowa Trail . The eastern boundary of the
parcel abuts an existing residential area
including an existing 3 acre neighborhood
' park . The south and west sides of the
parcel abut TH 101 and the north side
borders existing residences and
agricultural fields.
As portrayed on Exhibit 3 , the site
generally slopes from the southwest to
' the northeast. Thirty feet of elevation
differential occurs across the property
and another 30 feet across the existing
neighborhood park .
Park Usage : The site has the ability to accommodate
the required active facilities with a
moderate amount of grading . The majority
of the site has been used in the past for
agricultural crops . The extreme southern
' end of the site contains mature tree cover
including the area containing an existing
house and out buildings . It may be
possible to utilize some of the existing
' buildings for either passive recreation
or equipment storage .
' Present Ownership : Arthur Bandimere ( Estate )
Approximate Cost : $220 ,000 ($6 ,285 /acre)
' Other Factors : 1 . Site B contains a section of pipe line
owned by Williams Pipe Line Company. The
line bisects the property from northwest
to southeast. The location of the line
is not expected to impact recreational
development of the site providing that
' additional fill can be placed on top of
the pipe line easement.
' 2 . In the future , it may be possible to
acquire an additional 40 acres to the
north of this site.
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Approx. Size: 35 Acres north Site B I
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ISITE C
Size: 80+ Acres
' Site Description : Site C lies in the western portion of
Chanhassen north of Pioneer Trail . The
' site is considered to be 80 acres in size
although the land owner also has an
additional 40 acres east of the parcel .
The property is bordered on all sides by
' agricultural or vacant wooded land .
The site has a high point in the center
and drops toward both the north and south
sides (Exhibit 4 ) . An elevation
differential of approximately 90 feet
' occurs over the parcel from the central
portion of the site to the northeast
corner where Bluff Creek, bisects the
property.
Park Usage : The central portion of the site has the
ability to accommodate the active facility
requirements . It may also be possible to
' locate additional active facilities in the
northern portion of the site with a grade
transition of 40 - 50 feet between the two
areas .
The northeast corner of the property along
' Bluff Creek is an appropriate location for
a natural area. Additionally , a wooded
area exists in the extreme southeast
' corner of the property.
Present Ownership: Sever Peterson
' Approximate Cost : $520 ,000 ($6500/acre )
Other Factors : 1 . Pioneer Trail splits the site along
' the south side of the property.
Approximately 68 acres lies north of the
road and 12 acres lies to the south . The
' property to the south is not needed for
park purposes.
2 . The owner of the property has
' indicated a willingness to divide the
parcel providing that accessibility to
any non-park property is maintained .
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Approx. Size: 80 Acres north !` Site C mn Exhibit 4
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3 . When TH 212 is constructed in the
future , the road will bisect the 40 acre
' parcel immediately east of Site C . This
will result in the new park lying north
of the new freeway.
' 4 . At the present time , the City of
Chaska is in the process of developing
Pioneer Park which lies approximately 2000
feet west of this site. Pioneer Park will
contain active recreational facilities
such as baseball , softball , tennis and
soccer. (Exhibit 1 )
SITE D
Size : 109+ Acres
' Site Description : Site D abuts Chanhassen ' s western border .
Pioneer Trail is adjacent to the eastern
and northern boundaries of the parcel and
' Bluff Creek Drive runs along the south
side of the site . A single family
residential structure exists along the
extreme southern boundary and Bluff Creek
Golf Course lies immediately to the east.
The northeastern half of the site contains
heavily wooded , deep ravine areas along
Bluff Creek (Exhibit 5 ) . In some areas ,
the site contains virtual cliffs with 50
foot drops . Slopes in these areas exceed
' 80% .
Park Usage : The southwestern half of the site contains
' cultivated field areas appropriate for
accommodating active recreational
facilities . Access to potential active
areas is available off of Bluff Creek
Drive.
Due to the topographic variation of Site
' D and the existence of heavily wooded
areas , the site has excellent potential
as a nature area.
' Present Ownership: Bluff Creek Investment Co.
' Approximate Cost : $550 ,000 ($5045 /acre )
Other Factors : 1 . The proposed alignment of TH 212 which
is presently being officially mapped
I . bisects Site D . The alignment of the main
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Approx. Size: 109 Acres north Site D
Exhibit 5
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traveled lanes along with necessary
frontage road construction is expected to
render the western portion of this site
unusable.
The land not directly impacted by TH 212
' construction totals approximately 50
acres . This area contains approximately
22 acres of cultivated land which could
' be developed for active facilities and 28
acres of wooded , ravine areas which could
serve passive , more nature oriented
' interests.
2 . At the present time, the owner ' s
willingness to divide the property is
' unknown.
3 . Pioneer Park in Chaska is located less
' than 1500 feet from Site D .
ALTERNATIVES ANALYSIS
' Each of the identified alternatives has the potential to serve as
a southern community park for the City of Chanhassen . In order to
evaluate each of the sites , the objectives identified by the Park
' and Recreation Commission were applied and other relevant data was
considered . Exhibit 6 contains a chart depicting a comparison of
each of the sites utilizing the identified objectives . Each
' objective for each site was ranked utilizing three possible
findings : 1 ) conforming to project objectives , 2) partially
fulfilling project objectives and 3) non-conformance with project
objectives . The results of the comparison were that each of the
' sites were ranked approximately evenly . As a result , other
relevant data was used to select a preferred alternative.
' The eventual construction of TH 212 will have a significant impact
on the City of Chanhassen and will , to some degree, redefine the
boundary between the northern section of the city and the southern
' portion of the community. The roadway will impose a significant
physical barrier with grade separated interchanges at existing TH
101 and possibly at the southerly extension of CSAH 17 . Because
crossing points will be very limited , it is important that the new
' southern park be not only south of Lyman Boulevard but also south
of new TH 212 .
' Of the four alternatives , Sites A and C lie on the north side of
the TH 212 corridor. Therefore , they were eliminated from further
consideration because of their location .
t Another important factor is location. One of the original
objectives was to establish a southern park that was centrally
located. Although none of the sites lie precisely in the central
'� portion of southern Chanhassen , Site D is on the extreme western
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Comparison
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of Alternatives < m D
a) a) a) a)
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CD CO CO
OBJECTIVES CO
50 Acres / V ■ ■
< $300,000 ■ ■ V V
South of Lyman ■ ■ ■ ■
Centrally Located V V • •
Near. Bluff Creek Trail
Incl. Natural Area • • V
Near Major Roads
212 Buffer • •
Avail. w/in 2 Years
Horse Trails
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Topo for Active
100 Ac. in Size • Pr
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Key: Conforming Project■ 9 to ProJ Objectives
V Partially Fulfilling Project Objectives
Exhibit 6 I Non-conformance with Project Objectives
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border . Site D also lies within one quarter of a mile of a new
park being developed in Chaska which will have many of the same
facilities that will be found in Chanhassen ' s new park . A
duplication of facilities in such close proximity , regardless of
warranted demand , does not seem to be in the best interests of
either Chanhassen or Chaska. Therefore, Site D was removed from
' further consideration .
With the elimination of Sites A , C and D from further
consideration , Site B remains as the preferred alternative. Site
B is not without potential problems , however . The full impact of
the Williams Pipe Line and its affect on development is unknown at
this time. It is recommended that the City of Chanhassen proceed
to acquire Site B while concurrently reviewing development
constraints with officials from Williams Pipe Line Company . If it
is found that the pipe alignment precludes reasonable use of the
property for active facilities , it is suggested that the City
pursue acquisition of the eastern portion of Site D .
One of the desired objectives was an eventual size of up to 100
acres . Land lying north of recommended Site B may be able to be
acquired in the future for park expansion. If future expansion is
desired , the City ' s comprehensive plan should be modified to show
an expansion area north of the existing property line.
The acquisition of Site B will not provide any additional natural
I areas for the southern section of Chanhassen. Site D contains
areas that are inherently suitable for preservation in their
existing form. As the official alignment of new TH 212 becomes
' finalized , the City may want to consider purchasing remnant
portions of Site D that are separated by 212 and it ' s frontage
roads for preservation as natural areas . These could exist as
separate passive parks as part of Chanhassen ' s overall system.
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