2 Amend Arboretum Business ParkCiTY OF
STAFF
REPORT
PC DATE: November 20, 2001
CC DATE: December 10, 2001
REVIEW DEADLINE: 12/21/01
PROPOSAL:
LOCATION:
APPLICANT:
Consider a request for an amendment to the Planned Unit Development to
allow uses as permitted in the Industrial Office Park (lOP) zoning district
within the Arboretum Business Park.
Southeast quadrant of Highways 5 and 41
Fred Richter
Steiner Development, Inc.
3610 County Road 101
Wayzata, MN 55391
.!
PRESENT ZONING:
2020 LAND USE PLAN:
Planned Unit Development (Office Industrial Park), PUD
Office/Industrial
ACREAGE: 38.1
l.l.l
SUMMARY OF REQUEST: The applicant is requesting an amendment to the Planned Unit
Development to permit uses permitted in the IOP district on lots within the Arboretum Business
Parle
Notice of this public heating has been mailed to all property owners within 500 feet.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City has a relatively high level of discretion in approving rezonings, PUD's, and
amendments to PUD's because the City is acting in its legislative or policy making capacity. A
rezoning or PUD, and amendment thereto, must be consistent with the City's Comprehensive
Plan.
Arboretum Business Park- PUD Amendment
November 20, 2001
Page 2
PROPOSAL/SUMMARY
The applicant is requesting an amendment to the PUD standards to permit
Staff supports the amendment to the PUD standards to pmmit additional office industrial uses
within Arboretum Business Park. The majority of the changes will affect lots that currently are
developed or have received development approval for office-industrial uses. There are other vacant
office/industrial properties with the Arboretum Business Park that are governed by the existing
standards. Additionally, staff is proposing additional prohibited uses be listed.
Staff is recommending approval of the amendment to the PUD standards as outlined below.
BACKGROUND
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, and
On June 25, 2001, the city approved a site plan, #2001-6, for a 32,000 sq. ft. office/manufacturing
building (Phase I) for Parker Hannifin Corporation on Lot 2, Block 1, Arboretum Business Park 2nd
Addition.
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 12, 1999, the City Council approved Site Plan #99-13, for a 59,990 sq. ft. office
warehouse building (Building 111) on Lot 2, Block 2, Arboretum Business Park 2nd Addition.
On June 22, 1998, the city approved a site plan for a 55,911 square foot building (All About
Lights) on Lot 1, Block 2, Arboretum Business Park 3rd Addition and a 52,956 square foot
building (On The Level) on Lot 1, Block 1, Arboretum Business Park 2nd Addition.
On May 11, 1998, the City Council approved Arboretum Business Park 2nd Addition consisting
of six lots and the right-of-way for Water Tower Place, formerly known as Coulter Boulevard,
and a site plan for a 113,600 square feet office-industrial-warehouse buildings (Steiner Building 2).
On July 28, 1997, the City Council approved the following: the ordinance for PUD #92-6
rezoning approximately 154 acres from Agricultural Estate, A2, to Planned Unit Development,
PUD, and the PUD #92-6 granting final plat approval for Arboretum Business Park.
On June 23, 1997, the City Council approved a Resolution that the AUAR be revised to
incorporate the summary of issues and mitigation plan contained in this staff report, that the
Arboretum Business Park- PUD Amendment
November 20, 2001
Page 3
revisions to the Traffic Study prepared by SRF outlined in the staff report be incorporated into
the study, and that the revised AUAR be adopted by the City.
On June 9, 1997, the City Council approved site plan #97-6 for Heartland America, a 101,600
square foot office industrial building (Steiner Building 1) on Lot 3, Block 1, Arboretum 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 Wetland Alteration Permit for Gateway Business Park
subject to the conditions of preliminary PUD #92-6 approval.
· The City Council approved Interim Use Permit #97-1 for Gateway West Planned Unit
Development site subject to conditions.
As part of the overall PUD, up to 1,295,350 square feet was' evaluated within the Alternate Urban '
Area wide Review (AUAR), which was the environmental assessment performed for the
development. Within this square footage, the following breakdowns were anticipated: commercial
- 81,400 square feet, office - 371,800, and industrial/warehouse - 732,900. The prOposed
amendments would still be required to stay within these thresholds. To date, the following square
footages have been approved: commercial- 14,100, office- 125,000, and industrial -291,300
APPLICABLE REGULATIONS
Arboretum Business Park Development Standards
ANALYSIS
The proposed amendment is in response to the developers attempt to lease existing buildings
within the development. AS part of their request, they ask that the city permit uses similar to
those in the Industrial Office Park district. While most of the uses from the IOP district are
included, some are not addressed, some apply to specific properties, and others are prohibited.
Staff believes that it is appropriate to differentiate the Arboretum Business Park from other
industrial office parks. However, we also believe that some additional flexibility is appropriate.
These mix of uses were to provide a synergy to the development, creating a sense of place.
However, changing market conditions and demographics require that flexibility be built into the
Arboretum Business Park - PUD Amendment
November 20, 2001
Page 4
development. The applicant is requesting that the proposed amendment apply to Lots 3, 4 and 5,
Block 1; Lots 1, 2, and 3, Block 4.
Existing Design Standards
b. Permitted Uses
The permitted uses in this zone should be limited to light industrial, warehousing, and office 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, 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)
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; Lots 1, 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 i, 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. (Lot
1, Block 3; and Lot 4, Block 4)
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)
Arboretum Business Park- PUD Amendment
November 20, 2001
Page 5
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 1 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)
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
· Contractors Yard
· Lumber Yard
· Home Improvement/Building Supply
Arboretum Business Park - PUD Amendment
November 20, 2001
Page 6
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
Industrial Office Park District (lOP) district
Permitted
Offices
Warehouses
Light manufacturing
Vocational School
Health Services
Printers
Indoor Health and recreation clubs
Body shops
Utility services
Recording Studios
Off-premises parking lots
Conference/convention centers
Commercial antennas
Permitted Accessory Uses
Parking lots and ramps
Signs
Retail sales of products stored or manufactured on the site
State licensed day care center
Conditional Uses
Communication transmission towers
Public buildings
Motor freight terminals
Outdoor health and recreation clubs
Screened outdoor storage
Research laboratories
Contracting yards
Home Improvement trades
Hotels and motels
Food processing
State-licensed day care centers as a separate facility
State-licensed day care centers as part of a
multi-tenant building
Arboretum PUD
permitted
permitted
permitted
Not addressed
permitted on specific parcels
not addressed/not permitted
permitted on specific parcels
prohibited
permitted on specific lots
not addressed
not addressed/not permitted
permitted on specific lots
ancillary use as conditional use
permitted
permitted
ancillary use
ancillary use
ancillary use as conditional use
not addressed/not permitted
permitted under warehousing
not addressed/not permitted
not permitted per light manufacturing
permitted under light manufacturing
prohibited
prohibited
permitted on specific lots
not addressed/not permitted
permitted on specific lots
permitted on specific lots/ancillary
use
Arboretum Business Park- PUD Amendment
November 20, 2001
Page 7
Commercial towers
ancillary use as conditional use
Staff supports the following changes:
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 and 4, Block 4)
*This amendment expands the area in which recreation health clubs are permitted to
developed sites. Since these existing buildings are all multi-tenant spaces, the
amendment will not encourage a single tenant user on these sites.
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)
*Staff had always assumed that printing would be classified as a light industrial use. The
proposed amendment would clarify that such a use would be permitted within the
development. Printing users would fit in to the economic niche already located in
Chanhassen, e.g., Instant Web, Banta, etc.
Recording Studio - Lots 3, 4 and 5, Block 1; Lots 2 and 3, Block 4.
*Staff believes this type of use would be an appropriate tenant within a multi-tenant
building.
Staff recommends that we prohibit lots from developing as off site parking lots, vocational
school, public buildings, screened outdoor storage, and food processing.
*The vocational school and public building were never anticipated as a user within the
Arboretum Business Park PUD. A outdoor storage and food processing industry is not
really compatible with the corporate vision anticipated within the development.
Additionally, there are potential visual, audio and olfactory issues associated with these
uses.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following motions:
"The Planning Commission recommends approval of the amendment to the Planned Unit
Development (PUD #92-6) development design standards section b. as follows:
Arboretum Business Park - PUD Amendment
November 20, 2001
Page 8
b. Permitted Uses
The permitted uses in this zone should be limited to light industrial, warehousing, and office 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)
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; Lots 1, 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 and 4, Block 4)
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.
Arboretum Business Park - PUD Amendment
November 20, 2001
Page 9
Commercial uses (permitted on lots specified as commercial in development standards
tabulation box)
1.
o
.
5~
Restaurant, permitted on Lot 1, Block 3 or Lot 4, Block 4. (One stand alone restaurant.)
Convenience store with or without gas pumps, not to exceed 12,000 square feet, on Lot 1
or 2, Block 1, only. (One convenience store.)
Banks, with or without drive up windows (Lots 1 and 2, Block: 1; Lot 1, Block 3; and LOt
4, Block 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)
Auto service center, auto body repair is prohibited (Wrase) (amended 8/13/01)
Ancillary Uses (in conjunction with and integral to a primary use)
.
.
.
Fast Food (no drive-through and only in conjunction with and integral to a convenience
store).
Restaurant (only in conjunction with hotel/motel or convention/conference center).
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)
Telecommunication Towers and Antennas by conditional use permit only.
Car wash, in conjunction with convenience store.
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:
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.
o
Shall be reviewed and approved in accordance with the same procedures specified in the
city code for conditional use permits.
Prohibited uses
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)
Arboretum Business Park - PUD Amendment
November 20, 2001
Page 10
· Home furnishings and equipment stores
· General Merchandise Store
· Vocational School
· Public buildings
· Screened outdoor storage
· Food processing
ATTACHMENTS
o
2.
3.
4.
Findings of Fact and Recommendation
Development Review Application
Arboretum Business Park Development Design Standards
Public Hearing Notice and Mailing List
Arboretum Business Park - PUD Amendment
November 20, 2001
Page 11
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of Steiner Development, Inc. for Amendment
On November 20, 2001, the Chanhassen Planning Commission met at its regularly
schedule meeting to consider the application of Steiner Development, Inc. for an amendment to
the Planned Unit Development to permit uses as outlined in the Industrial Office Park District.
The Planning Commission conducted a public hearing on the proposed amendment preceded by
published and mailed notice. The Planning Commission heard testimony from all interested
persons wishing to speak and now makes the following:
1.
.
a)
b)
FINDINGS OF FACT
The property is currently zoned Planned Unit Development, PUD.
The property is guided in the Land Use Plan for Office/Industrial use.
The legal description of the property is: Arboretum Business Park, Arboretum
Business Park 2nd Addition and Arboretum Business Park 3rd Addition.
The Zoning Ordinance directs the Planning Commission to consider six (6)
possible adverse affects of the proposed amendment. The six (6) affects and our
findings regarding them are:
The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan.
The proposed use is or will be compatible with the present and future land uses of
the area.
Arboretum Business Park- PUD Amendment
November 20, 2001
Page 12
c) The proposed use conforms to all performance standards contained in the Zoning
Ordinance.
d) The proposed use will not tend to or actually depreciate the area in which it is
proposed.
e) The proposed use can be accommodated with existing public services and will not
overburden the city's service capacity.
f) Traffic generation by the proposed use is within capabilities of streets serving the
property.
5. The planning report # 92-6 PUD dated November 20, 2001, prepared by Robert
Generous is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
amendment as outlined in the staff report.
ADOPTED by the Chanhassen Planning Commission this 20th day of November 2001.
CHANHASSEN PLANNING COMMISSION
ATTEST:
BY:
Its Chairman
Secretary
g:Xplan\bgXarboretum busines parkXamend PUD (lOP uses).doc
10/22/01 13:42 FAX
08/BZ/O1 09:S~:4B
9524737058
G~Z-937-5739->
STEINER DEVELOPMENT
9524737B58
INC.
002
Page ~2
CITY OF CHANHABBEN
690 COULTER DRIVE
CHANHASSEN, MN
0s12)
DEVELOPMENT REVIEW APPLICATION
TELEPHONB (~V ~) ~r~ ~ ~~ TELEPHONE:
· i
ADDRESS; .-..~,
_ Comprehensive Plan Amendment
. _ Temporary Sa;es Permit
Conditional IJee Permit
;
Interim Use Permit
Non-oonfotmlng Use Parmlt
· - ·
Planned Ud. lt~De~,~)opment'/
__ Rezonlng
..
, _, Vacation of ROW/Easemen~
.-
__ Wetland Altoratlon Permit
___ Zoning Appea[
., ·
__ Zonlng Ordinance Amendment
Sign Permlm
..
Sign Plan Review -.--. Notification Sign
Site Plan Review'
-.
Subdivision"
..
~ Ea3row for Filing Fees/Attorney Cost"
($50 CU P/$PRNACNAR/WAP/Me tee
and Bounds, S400 Minor SUB)
.
TOT~ FEE $_ /~ ~
.-
A list of all p~pe~ ownem within ~ foot of the boundlHea of ~e pmpe~ murat be Included with the
appll~tlon.
Building mit~rlal eamples must be ,ubmltted wlth ere plan reviev,~,
"Twent:v-slX full/Iz$ foide~ ooplaa et'the plans muet be submitted, Including an 8%" X ~I" reduced copy of
transparency' for each plan ahaeL
~ Esorow wlll be required far other appjlcaUon~ through tho development ~ontmot
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
10/22/01
13:42 FAX 9524737058
--
OB/OZ/B1 B9'55'04
612-9:37-5739->
STEiNER DEvELoPbIENT INC.
gSZ4737BSB
003
?ag~ 002
PRESENT ZONING.. ,,~//.,~ ·
REQLJE~FED ZONINO
PRESENT LAND 0SE dESIGNATION
tREQUFSTED LAND' US~ DESIGNATION
This application mast belicompleted In full and be typewritten or deafly printed and muat be accompanied by all Information
and pl~ns required ~bY ap~lloablo CIty Ordinance provisions. Before filing this application, you should confer with the Planning,.
Department to cletel'n~nm'the specific ordinance end procedural requiremsnt~ applicable to you{' appllcaUon.
,.
A determination of ¢ompi,atenes$ of the application shall De mad~ within tan bualness days of application submitIai. A wM~en
notice of application deficiencies shall be mailed to the applicant within ten business days of application.
This Is to certify that I am:: making application fc~r the described action by the City and that I am reaponslble for c~mplylng with
all City requlrementt~ with regar~i to this request. This'application ahould be processed In my name and I em the party whom
the Cib/ ahould ooMta, ct r~gardlng any matter pertaining .to this application. I have at'taohed a c~py of proof of ownership
(either copy of Owner's Duplicate Certl~cate of Title, AbsIract of T~tle or purchase agreement), or I am the authorized person
to make this application amd the fee owner hca also signed this application,
I will keep myself jn~rrrled of the deadlines for submission of material and the progress of thi~ appllcaUon. I further
understand tiler adcltUonal fees may be charged for c~n~ultlng fees, f~asiblIlty studies, ere, with an estimate prior to any
authorization to prooeed with the study. The documonis and Information I have submitt,,,d ara ~rue and'correcl; Jo the beat of
my I<nowleclgm,
The cW hereby notifies the applicant that development review cannot be c~mpleted within 80 days due to public hearing
requirements and agency review. Therefore, tho c~ Is notifying the applicant that the city rnqulres an automaUc ~0 day
extension for dnvel~pmei~ review. Dovelopmen~ review shall be completed within 120 days unless additional review
Da~
'-- Eeceipt No.
The applicant should contact st~ff for a copy of tho mtaff report whloh will be available on Friday prior to the meeting.
If not contactmd, a copy mi' the report will be mailed io tho appIIcar~'.s ,addmsm,
10/22/01 13:43 FAX 9524737058 STEINER DEVELOPMENT INC. ~004
Steiner .......
[-~--':'~ ~.~...~;-~--C--..~'.~..~_ ~'-' -.~ - ~
Development, Inc.
3610 County Road 101
Wayzata, MN 55391
(952)473-5650 Fax (952)473-7058
October'15, 2001
Todd Gerhardt
City Manager
City of Chanhassen
P.O. Box 147
Chanhassen, Minnesota 55317
FAX: 952 937 5739
RE: Arboretum Business Park PUD Amendment
Dear Todd:
Steiner Development would like to request more latitude in the permitted uses on several of the lots ( Bldg 1,
Bldg 2, Bldg 3 and lots 1-Block 4, and Lot-Block 2) in Arboretum Business Park. We would' like language similar
to the lOP District, which broadens the uses compared to the existing language that only permits Light
Industrial, Warehousing and Office. We are presently negotiating with a tenant for our third building which is an
office recreation use with a portion of the business providing athletic instruction and batting cages etc. to the
local school districts.
We are constantly seeing a variety of users that more closely reflects the language of the lOP District and would
like to be able to quickly respond to these opportunities without having to apply for conditional use permits etc.
Attached is information from our PUD and the lOP District for your reference. I will contact you to determine
City Staff's recommendation as to how we should proceed.
Thank you for cooperation in this matter.
Sincerely,
STEINER DEVELOPMENT INC.
~er
Gerhardt.docP:~rojects\Chan 5 & 41-Phase 2\Gerhardt.doe
10/22/01 13:43 FAX 9524737058 STEINER DEVELOPMENT INC. ~005
CITY CODE
Chapter 20 ZONING*
ARTICLE XXII. "lOP" INDUSTRIAL OFFICE PARK DISTRICT
Sec. 20-811. Intent.
Sec. 20-811. Intent.
The intent of the "lOP" District is to provide an area identified for large scale light industrial and
commercial planned development.
(Ord. No. 80, Art. V, § 16(5-16-1), 12-15-86)
Sec. 20-812. Permitted uses.
The following uses are permitted in an "lOP" District:
(1) Offices.
(2) Warehouses.
(3) Light manufacturing.
(4) Vocational school.
(5) Health services.
(6) Printers.
(7) Indoor health and recreation clubs.
(8) Body shops.
(9) Utility services.
(10) Recording studios.
(11 ) Off-premises parking lots.
(12) Conference/convention centers.
(13) Commercial antennas as regulated by article XXX of this chapter.
(Ord. No. 80, Art. V, § 16(5-16-2), 12-15-86; Ord. No. 240, § 21,7-25-95; Ord. No. 259, § 27, 11-12-96)
Sec. 20-813. Permitted accessory uses.
The following are permitted accessory uses in an "lOP" District:
(1) Parking lots and ramps.
(2) Signs.
(3) Retail sales of products stored or manufactured on the site provided no more than twenty
(20) percent of the floor space is used for retail sales.
(4) State-licensed day care center.
(Ord. No. 80, Art. V, § 16(5-16-3), 12-15-86; Ord. No. 93, § 1, 7-25-88)
Sec. 20-814. Conditional uses.
10/22/01 13:43 FAX 9524737058
STEINER DEVELOPMENT INC.
006
EXHIBIT "C"
ARBORETUM BUSINESS PARK
DEVELOPMENT DESIGN STANDARDS
Development Standards
]%. 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, and office 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.
ffh~ Industrial- The manufacturing, compounding, processing,
a~o~,~ling, p~ckaging, 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 !, Block 2; Lots 1, 2, 3, and 5, Block 4;
and the Wrase property)
CarohousinTM - Means the commercial storage of merchandise and
~rsnnat property. (Lots 3, 4, and 5, Block 1; and Lots 1, 2, 3,
and 5, Block 4)
10/22/01 13:43 FAX 9524737058
STEINER DEVEL~0PI~IENT INC.
/'l'Offic~ ' Professional and business office. (Lots 1, 2, 3, 4, and
~.~, Blockl; Lot t, Block 2; Lot 1, Block 3; Lotsl, 2, 3, 4, and 5,
Block 4; and the Wrase property)
~007
Health Services - Establishments primarily engaged in furnishing
medical, .surgica! 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
accormmodate people in assembly, providing conference and meeting
services to individuals, groups, and organizations. (Lot 5,
Block 4)
Indoor Recrsation/Health Club - Establishments engaged in
operating reducing and other health clubs, spas, and similar
facilities featuring exercise and other physical fitness
conditioning. (Lot t, Block 3; and Lot 4, Block 4)
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 !, 2, and 3, Block 4; and the Wrase property)
Commercial uses (permitted on lots specified as commercial in
development standards tabulation box)
Restaurant, permitted on Lot 1, Block 3 or Lot 4, Block 4.
(One stand alone restaurant)
.
Convenience store with or without gas pumps, not to exceed
12,000 square feet, on Lot 1 or 2, Block 1, only. (One
convenience store)
.
Banks, with or without drive up windows. (Lots 1 and 2,
Block 1; Lot 1, Block 3; and Lot 4, Block 4)
Day Care - Establishments providing for the care and
supervision of infants and children on a daily basis.
i and 2, Block t; Lot 1, Block 3; and Lot 4, Block 4)
(Lots
Ancillary Uses (in conjunction with and integral to a primary
use)
10/15/01 14:01 FAX 9524737058 STEINER DEVELOP]~ENT INC. ~004/005
STATE HIQHWAY No. E
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NOTICE OF PUBLIC HEARING
CHANHASSEN PLANNING COMMISSION MEETING
TUESDAY, NOVEMBER 20, 200t AT 7:00 P.M.
CITY HALL COUNCIL CHAMBERS
690 CITY CENTER DRIVE
PROPOSAL: Amendment to Planned
Unit Development
APPLICANT: Steiner Development
LOCATION' Arboretum Business Park
NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Steiner
Development, is requesting for an amendment to the Planned Unit Development to Arboretum Business
Park to revise the permitted uses within the development similar to the permitted uses in the
Industrial Office Park district.
What Happens at the Meeting: The purpose of this public hearing is to inform you about the applicant's
request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead
the public hearing through the following steps:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses the project.
Questions and Comments: if you want to see the plans before the meeting, please stop by City Hall during
office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project,
please contact Bob 937-1900 ext. 141. If you choose to submit written comments, it is helpful to have one
copy to the department in advance of the meeting. Staff will provide copies to the Commission.
Notice of this public hearing has been published in the Chanhassen Villager on November 8, 2001.
× ~ ----.._._
___ Arborett. ro Boulevar,
--~
Future
SU'eet
5
6
W 82nd St. ~-
82nip ,~ree~' ~
CITY OF CHANHASSEN
C/O SCOTT BOTCHER
690 CITY CENTER EIRBOX 147
CHANHASSEN MN 55317
CENTURY 2000 PARTNERS LLP
3610 SOUTH HWY 101
WAYZATA MN 55391
REGENTS OF UNIV OF MINNESOTA
C/O REAL ESTATE OFFICE
319 15TH AVE SE 424 DON HOWE BLD
MINNEAPOLIS MN 55455
WATERTOWER PARTNERS LLC'
PO BOX 265
WACONIA MN 55387
REGENTS OF UNIV OF MINNESOTA
C/O REAL ESTATE OFFICE
319 15TH AVE SE 424 DON HOWE BLD
MINNEAPOLIS MN 55455
ARBORETUM III REALTY PTRS LLP
3610 CO RD 101
WAYZATA MN -55391~
COEUR TERRA LLP
3610 SOUTH HWY 101
WAYZATA MN
55391
CITY OF CHANHASSEN
CIO SCOTT BOTCHER
690 CITY CENTEREIRBOX 147
CHANHASSEN MN 55317
CITY OF CHANHASSEN
C/O SCOTT BOTCHER
690 CITY CENTER EIRBOX 147
CHANHASSEN MN 55317
CITY OF CHANHASSEN
C/O SCOTT BOTCHER
690 CITY CENTER EIRBOX 147
CHANHASSEN MN 55317
CHASKA GATEWAY PARTNERS
3610 CO RD 101.
WAYZATA MN 55391
CHASKA GATEWAY PARTNERS
3610 CO RD 101
WAYZATA MN 55391
CHASKA GATEWAY PARTNERS
3610 CO RD 101
WAYZATA MN 55391
CHASKA GATEWAY PARTNERS
3610 CO RD 101
WAYZATA MN 55391
CHASKA GATEWAY PARTNERS
3610 CO RD 101
WAYZATA MN 55391
CHANHASSEN ACQUISITIONS LLC
2036 WASHINGTON ST
HANOVER MD 02339
EXHIBIT C
Adopted 7/28/98
Amended 7/26/99
Amended 8/13/01
ARBORETUM BUSINESS PARK
DEVELOPMENT DESIGN STANDARDS
Development Standards
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, and office 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 htdustrial - 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. (Lots 3, 4, and 5, Block 1; Lot 1, Block 2; Lots 1, 2, 3, and 5, Block 4;
and the Wrase property)
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. (Lot
1, Block 3; and Lot 4, Block 4)
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)
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 1 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)
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
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
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
Hwys. 5 & 41
Coulter & Century
Boulevards
82nd & West Local
Minimum Setback Maximum Setback
Building/Parking Building/Parking
70/50 150 *
50/20 100
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 ACRES Building Size/FAR PARKING
(square feet)
82n Street Dedication 1.80
Interior Roadway 10.54_
Upland 16.6 30
Wetland 28.?
Ponds 3.01
Lot 3, Block 1 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 23.20 (.4 FAR) 404,279 (3/1000) 1,213
Lot 1, Block 1
Lot 2, Blockl
Lot 4, Block 4
Office/Hotel
Lotl, Block 3
Restaurant/Office
1.80 11,746 / 23,520 (5/1000) 59
2.32 15,180 / 30,320 (4/1000) 61
4.06 26,536 / 53,060 (5/1000) 133
6.41 (.10FAR) 27937 / (16/1000) 447
83,770
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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
o
Office 31%
Light Industrial 31%
Warehouse 31%
Commercial 7%
Total 100%
*includes the Wrase property.
industrial uses
368,000 / (432,000)
368,000 / (432,000)
368,000 / (432,000)
81,000 / (0)
1,186,000 / (1,295,000)
( ) 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.
4
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).
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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.
Brick may be used and must be approved to assure uniformity.
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.
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.
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11
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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 pr°vided 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.
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.
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Loading areas shall be screened 100 percent year round from public right-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 for 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.
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
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Each site shall accommodate transit service within the individual development whenever
possible.
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.
Each site shall provide areas for bicycle parking and storage.
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CITYOF
690 Cio, Center Drive
PO aox I47
Ch.mha.,:ve,, Mi,,esota 55317
aholle
952.937.1900
Ge,eral Fax
952.937.5739
E, gineeri,g Deparo, e,t Fax
952.93Z9152
Building Deparo,e,t Fax
952.93(2524
wwu~ci, cha,hasse,.m,, us
MEMORANDUM
TO:
Planning Commission
FROM: Bob Generous, Senior Planner
DATE:
November 20, 2001
SUB J:
One Unit Per 10 Acre Outside MUSA
PROPOSAL SUMMARY
Staff is recommending that the zoning ordinance be amended to clarify that
subdivisions in the Agricultural Estate District (A-2) and Rural Residential (RR)
districts located outside the urban services area are required to maintain a one unit
per 10 acre density.
EXISTING ORDINANCE
Section 20-575 (1). A-2, Lot requirements and setbacks.
(1) The minimum lot area is two and 0ne-half (2½) acres, subject to Section
20-906
Section 20-595 (1) RR, Lot requirements and setbacks.
(1) The minimum lot area is two and one-half (2½) acres, subject to Section
20-906
Sec. 20-906 Alternate lot size requirements in A-2 and RR Residential Zoning
Districts.
Minimum lot size requirements in the A-2 and RR Residential Zoning
Districts located outside of the Metropolitan Council's Urban Service Area
shall be regulated by article IX and article X of this chapter, respectively,
or in the alternative may be fifteen thousand (15,000) square feet if the
following conditions are met:
(1)
A one-unit per ten-acre density is maintained. This requirement
shall not apply to lots of record in existence on January 15, 1987 or
lots created thereafter if they were subject to a pending subdivision
application on that date and the lots were created as a result of that
application.
(2) All lots must have soil and water conditions that permit a well.
Planning Commission
November 20, 2001
Page 2
(3) All lots must have conditions which will permit two (2) on-site
sewer systems installed in conformance with chapter 19, article IV.
(4)
The one-unit per ten-acre density applies to contiguous property
under single ownership. Acreage under single ownership, which is
not contiguous, cannot be combined for increased density/building
eligibility on one of the parcels. Transfer of development rights
from one parcel of land to another is not allowed, except as
permitted in paragraph (7) below.
(5)
Once a building eligibility has been used for a property, a
development contract must be recorded with the county
establishing the number of building eligibilities remaining or
documenting that no building eligibility remains. Transfer of
development rights from one (1) parcel of land to another is not
allowed.
(6) Each site must have an area that can support two (2) septic system
sites, on a slope of less than twenty-five (25) percent.
(7)
Parcels that do not have public street frontage and are landlocked
may' transfer building eligibilities to an adjacent parcel that does
have public street frontage and meets other provisions of this
section.
(Ord. No. 80, Art. VI, § 7, 12-15-86; Ord. No. 170, § 3, 6-8-92; Ord. No. 194, § 3,
10-11-93; Ord. No. 240, § 23, 7-24-95; Ord. No. 307, § 1, 7-24-00)
The comprehensive plan land use element states that, "the only means by which
new lots can be created is from clustering 2.5 acre lots at a gross density of
1 home per 10 Acres." The proposed amendment would implement this policy.
ANALYSIS OF PROPOSED ORDINANCE AMENDMENTS
As was intended by the City's agreement with the Metropolitan Council for the
Metropolitan Urban Services Area (MUSA) expansion approved in 1989, city
ordinances are required to maintain a one unit per 10-acre density outside the
MUSA. Section 20-906 requires that a one unit per 10-acre density be required
for subdivisions outside the MUSA for lots down to 15,000 square feet.
Otherwise, the development must meet the minimum tot size in the A-2 and RR
districts. The proposed amendment would clarify that the one unit per 10-acre
density shall be maintained for all proposed lots outside the current MUSA. Thus
the zoning ordinance would be consistent with the comprehensive plan.
Staff has prepared a bold format to show proposed changes to the ordinance.
Planning Commission
November 20, 2001
Page 3
Section 20-575 (1). A-2, Lot requirements and setbacks.
(1) The minimum lot area is two and one-half (2½) acres, subject to Section
20-906. A one-unit per ten-acre gross density shall be maintained for
proposed lots outside the approved Metropolitan Urban Services Area in
effect at the time of a proposed development. This requirement shall not
apply to lots of record in existence on January 15, 1987, or lots created
thereafter if they were subject to a pending subdivision application on
that date and the lots were created as a result of that application. The
one-unit per ten-acre density applies to contiguous property under single
ownership. Acreage under single ownership, which is not contiguous,
cannot be combined for increased density/building eligibility on one of
the parcels. Once a building eligibility has been used for a property, a
development contract must be recorded with the county establishing the
number of building eligibilities remaining or documenting that no
building eligibility remains.
Section 20-595 (1) RR, Lot requirements and setbacks.
(1) The minimum lot area is two and one-half (2½) acres, subject to Section
20-906. A one-unit per ten-acre gross density shall be maintained for
proposed lots outside the approved Metropolitan Urban Services Area in
effect at the time of a proposed development. This requirement shall not
apply to lots of record in existence on January 15, 1987 or lots created
thereafter if they were subject to a pending subdivision application on
that date and the lots were created as a result of that application. The
one-unit per ten-acre density applies to contiguous property under single
ownership. Acreage under single ownership, which is not contiguous,
cannot be combined for increased density/building eligibility on one of
the parcels. Once a building eligibility has been used for a property, a
development contract must be recorded with the county establishing the"
number of building eligibilities remaining or documenting that no
building eligibility remains.
RECOMMENDATION
Staff recommends that the Planning Commission approve the attached ordinance amending
Sections 20-575 and 20-595.
ATTACHMENTS
1. Ordinance Amending Section 20-575 (1) and 20-595 (1) City of Chanhassen Code
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
ORDINANCE NO.
AN ORDINANCE AMENDING CHAPTER 20 OF THE
CHANHASSEN CITY CODE, THE CITY'S ZONING ORDINANCE
THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORD~S:
Section 1. Section 20-575 (1) of the Chanhassen City Code, is hereby amended as
follows:
Section 20-575 (1). Lot requirements and setbacks.
(1)
The minimum lot area is two and one-half (2V2) acres, subject to Section 20-906.
A one-unit per ten-acre gross density shall be maintained for proposed lots outside
the approved Metropolitan Urban Services Area in effect at the time of a proposed
development. This requirement shall not apply to lots of record in existence on
January 15, 1987 or lots created thereafter if they were subject to a pending
subdivision application on that date and the lots were created as a result of that
application. The one-unit per ten-acre density applies to contiguous property
under single ownership. Acreage under single ownership, which is not
contiguous, cannot be combined for increased density/building eligibility on one
of the parcels. Once a building eligibility has been used for a property, a
development contract must be recorded with the county establishing the number
of building eligibilities remaining or documenting that no building eligibility
remains.
Section 2. Section 20-595 (1) of the Chanhassen City Code, is hereby amended as
follows:
Section 20-595 (1) RR, Lot requirements and setbacks.
(1) The minimum lot area is two and one-half (21/2) acres, subject to Section 20-
906. A one-unit per ten-acre gross density shall be maintained for proposed
lots outside the approved Metropolitan Urban Services Area in effect at the
time of a proposed development. This requirement shall not apply to lots of
record in existence on January 15, 1987 or lots created thereafter if they were
subject to a pending subdivision application on that date and the lots were
created as a result of that application. The one-unit per ten-acre density
applies to contiguous property under single ownership. Acreage under single
ownership, which is not contiguous, cannot be combined for increased
density/building eligibility on one of the parcels. Once a building eligibility
has been used for a property, a development contract must be recorded with
the county establishing the number of building eligibilities remaining or
documenting that no building eligibility remains.
Section 3. This ordinance shall be effective immediately upon its passage and
publication.
PASSED AND ADOPTED by the Chanhassen City Council this
,2001.
day of
ATTEST:
Todd Gerhardt, City Manager
Linda C. Jansen, Mayor
g:~admin\ord\One unit per 10 acre