Narrative 12-14-07
CITY OF CHANHASSEN
RECEIVED
Crossroads of Chanhassen Narrative
December 14, 2007
DEe 1 '1 2007
CHANHASSEN PLANNING DEPT
Site Plan
Crossroads of Chanhassen is a proposed 15- acre neighborhood retail center located at the
intersection of Highway 101 and Lyman Boulevard. With easy access from existing
roadways and new Highway 212, the retail center will serve the area with a variety of
smaller-sized shopping center venues.
The parcel is triangular in shape with a wetland complex at its westerly end. It enjoys
good visibility from the perimeter roadways, and is accessible from both Highway 101
and Lyman Boulevard. Through an Agreement with MnDOT, the older Highway 101
alignment has been removed and is planned to be replaced with a local street serving the
property. The access from new Highway 101 will be a controlled intersection with a
traffic signal. There will also be full access into the property from Lyman Boulevard.
Directly to the east of this property is the new transit facility and south is residential
property. The location of this site and its environment creates conditions that are
conducive for retail and commercial development because ofthe site's excellent access,
visibility, and through circulation. In combination with the planned project to the east,
the area and the roadway creates a "Gateway" of sorts making a transition from the
mostly residential areas to the south to the commercial sites and new freeway connections
to the north. This "Gateway" is planned to be marked by features at the two northern
quadrants of the Lyman Boulevard and Highway 101 intersection.
Because of this relationship with the site to the development east of Highway 101, the
subject property is being proposed for development as a Planned Unit Development with
some modifications to the normal commercial provisions such as shared parking, zero
setbacks on some ofthe internal lot lines, and reduced building setbacks on the Lyman
Boulevard and Highway 101 street frontages. These reduced setbacks allow the proposed
development to maintain building to street relationships and building setback dimensions
consistent with the attached housing planned for the east side of Highway 101. In order
to justify the reduced setbacks, and to ensure a reasonable transition from the proposed
commercial uses to the existing residential uses to the south of Lyman Boulevard, the
proposed plan is configured with the buildings located along the edges where the building
masses will provide screening for the parking lots, lights, and activity associated with the
commercial use.
The buildings are proposed to be finished with four-sided architectural treatments so that
the building facades facing the exterior of the site will have the same high level of
materials and finish as the active storefronts will have on the site interior. All individual
site access is proposed to occur from the internal street in order to maintain the function
ofthe adjacent collector roadways.
The internal street, connecting Highway 101 and Lyman Boulevard required by the
MnDOT/City Agreement, is purposely designed in a curvilinear fashion to provide local
access from a relatively narrow two-lane roadway that is intended to keep speeds down
and discourage cut-through traffic. The proposed plan also provides for a fully
interconnected sidewalk system between the proposed on-site uses with external
connections to trails and sidewalks along Lyman Boulevard and Highway 101 that extend
out into the surrounding community.
The proposed plan also includes features to promote a high quality environment and a
variety of integrated uses. Key elements of this strategy include the second-level office
in the most southerly building; a formal drop-off area at the west end of the building to
highlight the office entry and lobby area; outdoor plaza spaces that provide places for
gathering, for outdoor dining, and for special features such as public art or decorative
fountains; enclosed trash areas throughout; and integrated signage. The physical plan
will also be enhanced with landscaping that not only exceeds the minimum requirements
for screening and green relief in paved areas, but that also uses landscaping to add form
and definition to the street edges, to identify access points with ornamental plantings, and
to create shade and interest in the areas of the site that will be enjoyed by pedestrians.
The proposed landscaping will work with the architectural forms and materials to make
the sidewalk and plaza areas places that share color and diversity oflandscape materials
with color and diversity of architectural materials.
As proposed, the retail center will include a gas-convenience store and pad sites for a
bank, a restaurant, a liquor store, and a second-level office above ground-level retail store
space. The proposed site plan was developed generally consistent with the commercial
component of the PUD Development Designed Standards approved in 2005. The layout
ofthe proposed retail center was developed over a one-year period with input from city
planning staff and incorporates many aspects of the original PUD including the general
site layout, mix of retail space, and total size of store space.
It is proposed to plat the property into approximately six separate land parcels. The
developer will retain and build on at least one parcel and the other parcels will likely be
sold to individual retailers or users. The proposed amendments to the PUD Design
Standards are attached at the end of this narrative.
Building Architecture and Signage
The design concept for Crossroads of Chanhassen was derived from complimenting the
urban design imagery of the transit station development. A strong sense of top, middle
and base are articulated on the buildings. Comer tower features with upper windows
frame the elevations at key comers of the buildings and help to make the transition to the
two story building.
The structures are designed with four sided architecture with maximized storefront
windows and breaks in the wall planes so that buildings have a sense of front door along
roadways. A variety of rich, natural toned masonry and EIFS colors are used to create
interest in the facades. Undulating roof parapets make an attractive skyline and screen
rooftop units. Simulated slate sloped roofs are incorporated on several buildings to help
to tie into the residential neighborhood. Colorful canvas awnings and ornamental light
fixtures make the pedestrian shopping experience inviting.
Crossroads of Chanhassen has a comprehensive signage package that includes a variety
of monuments that are designed to reflect the architecture ofthe buildings with matching
materials and cornicework. The highway pylon serves to attract business from the
freeway, the individual monument signs serve as identification of individual parcels, and
the entry monuments serve to identify multiple tenants within the center. At the comer of
Highway 101 and Lyman Boulevard a matching center identification sign identifies the
name of the center and features masonry and decorative fencing to work into the plazas
and landscaping.
Infrastructure
There is adequate public infrastructure in place to serve the proposed retail center. As
part ofthe Highway 212 and 100 projects the location of the roadway curb cuts were
identified and constructed. The main access into the project will be from a new
signalized intersection located at the on-off ramp of Highway 212 and 101. The
proposed entrance at Lyman Boulevard will also include full access turning movements.
As discussed above, the roadway bisecting the property will become a public roadway
providing the access to the site. The project does not include any direct access from
Highway 101 or Lyman Boulevard. The public roadway will include a trail or sidewalk
and pedestrian-scale lighting. Prior to the construction of the new Highway 101
alignment, the old highway ran north- south through the center of the property. Beneath
the old removed highway lies existing trunk sanitary sewer and watermain. Sewer and
water will be extended laterally from the trunk lines to provide service to the proposed
buildings. Other utilities such as natural gas, electricity, and telephone are available
within the adjacent roadway right of ways.
Currently the property generally drains west and north to the existing wetlands on the
property and to the highway right of way. The proposal includes a ponding area onsite to
provide water quality treatment as required by the MPCA and City. Stormwater from the
ponding area will then be discharged into the wetland. The project as proposed does not
include any fill in the existing wetland and includes wetland buffers and setbacks
consistent with the City's wetland ordinance.
Phasing
After the city has approved the overall site plan and preliminary plat, the next action will
be the final plat approval of the gas-convenience lot, the northern portion of the public
right of way and possibly the southeastern lot. Since the old Highway 101 right of way
may not be vacated by MnDOT until the fall of2008, the western portion ofthe project
and the southern portion of the proposed right of way may not be included in the first
final plat. It is anticipated that construction of the project will begin in early spring of
2008 to facilitate the opening ofthe gas station in the fall of2008.
The site will likely be mass graded to balance the overall earthwork and minimize offsite
export or import of soil materials. Utilities will be extended to the gas-convenience lot
and where practical or needed to service the roadway and the southeastern portion of the
property. In addition the ponding area will be created with the first phase of the
construction. The retaining wall surrounding portions of the pond will likely be built in
subsequent phases of construction. The land area graded with the first phase of
construction, but not built upon, will be seeded and mulched to establish turf on the
overall project.
City Approvals
City approvals requested in this application include a PUD Amendment, a Preliminary
Plat, Variances, and Site Plan reviews. The second set of city approvals necessary for the
Crossroads of Chanhassen project will be the final plat(s) and the vacation of old
Highway 101. As mentioned previously, the timing of the highway vacation is largely
controlled by the Minnesota Department of Transportation and will require a turnback
process likely including the City and the developer.
CHANHASSEN GATEWAY
Approved 6/27/05
PUD DEVELOPMENT DESIGN STANDARDS
3. Intent
The purpose of this zone is to create a MIXED USE PUD including
NEIGHBORHOOD COMMERCIAL, OFFICE AND RESIDENTIAL. The use
of the PUD zone is to allow for more flexible design standards while creating a
higher quality and more sensitive development. Each structure proposed for
development shall proceed through site plan review based on the development
standards outlined below.
b. Permitted Uses
. The permitted uses in this zone should be limited to appropriate commercial
and service uses consistent with meeting the daily needs of the neighborhood.
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 Community Development
Director shall make that interpretation. The type of uses to be provided on
these lots shall be low intensity neighborhood oriented retail and service
establishments to meet daily needs of residents. Commercial and office uses
shall be limited to the area located south of Highway 212. Residential uses
shall be located north of Highway 212 and along the western portion of the
southern half.
. Small to medium-sized restaurant-not to exceed 8,000 square feet per building
(no drive-thru windows)
. Banks with a drive-in service window
. Office
. Day care
. Neighborhood scale commercial up to 13,800 square feet per office use tenant
and 8,000 square feet per retail tenant. This does not apply to the Deli / Liquor
store proposed at lot 5. Drive through windows allowed for tenants whose
primary use is the sale of coffee. Primary use shall be determined by the
requirement that 50% of tenants annual sales must include coffee based
drinks.
. Convenience store with or without gas pumps and car wash
. Specialty retail (Book Store, Jewelry, Sporting Goods Sale/Rental, Retail
Sales, Retail Shops, Apparel Sales, etc.)
. Personal Services (an establishment or place of business primarily engaged in
providing individual services generally related to personal needs, such as a
Tailor Shop, Shoe Repair, Self-Service Laundry, Laundry Pick-up Station,
Dry Cleaning, Dance Studios, etc).
. Residential High Density (8-16 units per net acre). The total number of units
for the entire site may not exceed 150 units.
c. Building Area
. Commercial/Office - Not to exceed 75,000 square feet for the entire
development
. Maximum Commercial/Office lot usage is a Floor Area Ratio of 0.3
. Maximum office/commercial building area per tenant may not exceed 13,800
square feet
. Maximum residential units may not exceed 150 units.
d. Prohibited Ancillary Uses
. Drive-thru Windows except banks or pharmacies or coffee
. Outdoor storage and display of merchandise except on front sidewalk and
under fuel canopy for Gas only.
e. Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines.
The following table displays those setbacks.
Boundary Building! Parking
Setbacks feet
20/20
20/20
20/20
20/20
20/20
0/0
50%
70%
1 sto
2 stories
35 or 3 stories,
whichever is less
f. Non Residential Building Materials and Design
There shall not be underdeveloped backsides of buildings. All elevations shall
receive nearly equal treatment and visual qualities. Buildings and site design
shall comply with design standards outlined in Article XXIII. General
Supplemental Regulations, Division 7 of the Zoning Ordinance.
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g. Residential Standards
Buildings and site design shall comply with design standards outlined in Article
XXIII. General Supplemental Regulations, Division 9 of the Zoning Ordinance.
1. All units shall have access onto an interior private street.
2. A design palette shall be approved for the entire project. The palette shall
include colors for siding, shakes, shutters, shingles, brick, stone, etc.
3. All foundation walls shall be screened by landscaping or retaining walls.
h. Site Landscaping and Screening
The intent of this section is to improve the appearance of vehicular use areas and
property abutting public rights-of-way; to require buffering between different land
uses; and to protect, preserve and promote the aesthetic appeal, character and
value of the surrounding neighborhoods; to promote public health and safety
through the reduction of noise pollution, air pollution, visual pollution and glare.
1. The landscaping standards shall provide for screening for visual impacts
associated with a given use, including but not limited to, truck loading areas,
trash storage, parking lots, Large unadorned building massing, etc.
2. Each lot for development shall submit a separate landscaping plan as a part of
the site plan review process.
3. All open spaces and non-parking lot surfaces, except for plaza areas, shall be
landscaped, rockscaped, or covered with plantings and/or lawn material. Tree
wells shall be included in pedestrian areas and plazas. Where feasible
4. A combination of undulating berms and landscaping, north of Lyman Boulevard,
north and south of Highway 212 and west of Highway 101 shall be sodded or
seeded at the conclusion of grading and utility construction. The required buffer
landscaping may be installed where it is deemed necessary to screen headlights
at the proposed development. All required boulevard landscaping shall be
sodded.
5. Loading areas shall be screened from public right-of-ways. Wing walls may be
required where deemed appropriate.
6. Native species shall be incorporated into site landscaping, whenever possible.
i. Street Furnishings
Benches, kiosks, trash receptacles, planters and other street furnishings should be
of design and materials consistent with the character of the area. Wherever
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possible, street furnishings should be consolidated to avoid visual clutter and
facilitate pedestrian movement.
j. Signage
The intent of this section is to establish an effective means of communication in
the development, maintain and enhance the aesthetic environment and the
business's ability to attract sources of economic development and growth, to
improve pedestrian and traffic safety, to minimize the possible adverse effect of
signs on nearby public and private property, and to enable the fair and consistent
enforcement of these sign regulations. It is the intent of this section, to promote
the health, safety, general welfare, aesthetics, and image of the community by
regulating signs that are intended to communicate to the public, and to use signs
which meet the city's goals:
a. Establish standards which permit businesses a reasonable and equitable
opportunity to advertise their name and service;
b. Preserve and promote civic beauty, and prohibit signs which detract from this
objective because of size, shape, height, location, condition, cluttering or
illumination;
c. Ensure that signs do not create safety hazards;
d. Ensure that signs are designed, constructed, installed and maintained in a
manner that does not adversely impact public safety or unduly distract
motorists;
e. Preserve and protect property values;
f. Ensure signs that are in proportion to the scale of, and are architecturally
compatible with, the principal structures;
g. Limit temporary commercial signs and advertising displays which provide an
opportunity for grand opening and occasional sales events while restricting
signs which create continuous visual clutter and hazards at public right-of-way
intersections.
j.I. Proiect Identification Sil!n:
One project identification sign for the commercial portion of the development
located at the intersection ofHwy 101 and Lyman Boulevard for purpose of
identifying the name of the development.and multi-tenant identification at the
entrances off of Lyman and Hwy 101 Project identification signs shall not exceed
25 square feet in sign display area nor be greater than eight feet in average height.
The sign shall be setback a minimum of 10 feet from the property line.
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j.2. Monument Si!!n:
One monument sign per lot shall be permitted for the commercial portion of the
site. These signs shall not exceed 48 square feet in sign display area per side nor
be greater than 20'in height.These signs shall be setback a minimum of 10 feet
from the property line.
Pylon Sign: for multi - tenants located on freeway, height of 30' and 130 SF of
allowable sign age per side
p. Wall Si!!ns:
a. The location of letters and logos shall be restricted to the approved building
sign bands, the tops of which shall not extend above parapet heights .The
letters and logos shall be restricted to a maximum of30 inches in height. All
individual letters and logos comprising each sign shall be constructed of wood,
metal, or translucent facing.
b. Second story Illuminated signs that can be viewed from neighborhoods
outside the PUD site, are prohibited.
c. Tenant signage shall consist of store identification only. Copy is restricted to
the tenant's proper name and major product or service offered. Corporate
logos, emblems and similar identifying devices are permitted provided they
are confined within the signage band and do not occupy more than 15% of the
sign area unless the logo is the sign.
j.4. Festive Fla!!slBanners
a. Flags and banners shall be permitted on approved standards attached to the
building facade and on standards attached to pedestrian area lighting.
b. Flags and banners shall be constructed of fabric or vinyl.
c. Banners shall not contain advertising for individual users, businesses,
services, or products.
d. Flags and banners shall project from buildings a maximum of two feet.
e. Flags and banners shall have a maximum area of 10 square feet.
f. Flags and banners which are tom or excessively worn shall be removed at the
request of the city.
j.5. Duildin!! Directorv
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a. In multi-tenant buildings, one building directory sign may be permitted. The
directory sign shall not exceed eight square feet.
j.6 Directional Sil!ns
a. On-premises signs shall not be larger than four (4) square feet. The maximum
height of the sign shall not exceed five (5) feet from the ground. The
placement of directional signs on the property shall be so located such that the
sign does not adversely affect adjacent properties (including site lines or
confusion of adjoining ingress or egress) or the general appearance of the site
from public rights-of-way. No more than four (4) signs shall be allowed per
lot. The city council may allow additional signs in situations where access is
confusing or traffic safety could be jeopardized.
b. Off-premises signs shall be allowed only in situations where access is
confusing and traffic safety could be jeopardized or traffic could be
inappropriately routed through residential streets. The size of the sign shall be
no larger than what is needed to effectively view the sign from the roadway
and shall be approved by the city council.
c. Bench signs are prohibited except at transit stops as authorized by the local
transit authority.
d. Signs and Graphics. Wherever possible, traffic control, directional and other
public signs should be consolidated and grouped with other street fixtures and
furnishings to reduce visual clutter and to facilitate vehicular and pedestrian
movement. A system of directional signs should also be established to direct
traffic within the commercial area and away from residential areas.
j.7. Prohibited Sil!ns:
.
. Back lit awnings are prohibited.
. Window Signs are prohibited except for company logo/symbol and not the
name. Such logo shall not exceed 10% of a window area Liquor,drug and C
- stores may use advertising signage in windows, and use reader boards
. (electronic signs) for drug and gas
. Menu Signs are prohibited.
j.8. Sil!n Desil!n and Permit Reauirements:
a. 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 and height throughout the development. A common theme will be
introduced at the development's entrance monument and will be used
throughout.
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b. All signs require a separate sign permit.
C. Wall business signs shall comply with the city's sign ordinance for the
Neighborhood business district for determination of maximum sign area.
Wall signs may be permitted on the "street" front and primary parking lot
front of each building. . Not to exceed 8% of building facade (Sharmeen-
The following is a comment from Kwik Trip. Please review and apply an
appropriate language .- j.8.c I assume that allowance for signs inthe, .. ..[ Formatted: Font: Italic, Font color: Text 1 1
neighborhood business district is the most restrictive of all of the business districts.
We should be OK if we can get "Kwik Trip" over the front door, "Car Wash" on the
east wall of the car wash that faces Hwy. 101, our typical signage on the canopy, the
48 sq. ft. monument sign, and enter and exit signs over the car wash doors. The
carwash entrance is on south side of the car wash building which does not face the
primary parking lot of the car wash building. We need our entrance sign over the car
wash doors.
k. Lighting
1. Lighting for the interior of the development shall be consistent throughout the
development. High pressure sodium vapor lamps with decorative natural colored
pole shall be used throughout the development parking lot area for lighting. 30'
high Decorative, pedestrian scale lighting shall be used in plaza and sidewalk areas
and may be used in parking lot areas.
2. Omamentallight fixtures should be kept to a pedestrian scale (12 to 18 feet).
Street light fixtures should accommodate vertical banners for use in
identifying the commercial area.
3. All light fixtures shall be shielded. Light level for site lighting shall be no
more than Y2 candle at the project perimeter property line. This does not apply
to street lighting.
4. Lighting for parking areas shall minimize the use oflights on pole standards in
the parking area. 30' high Rather, emphasis should be placed on building lights
and poles located in close proximity to buildings.
I. Non Residential Parking
1. Parking shall be provided based on the shared use of parking areas whenever
possible. Cross access easements and the joint use of parking facilities shall
be protected by a recorded instrument acceptable to the city.
2. The development shall be treated as an integrated shopping center and provide
a minimum of one space per 200 square feet of commercial/retail area. The
office/personal service component shall be treated as an integrated office
building and provide 4.5 space per 1,000 square feet for the first 49,999
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square feet, four per thousand square feet for the second 50,000 square feet,
and 3.5 per thousand square feet thereafter.
m. Residential Parking shall comply with city code requirements.
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