1 Final Arboretum Business Park(
CITYOF
CHANHASSEN
690 Cio, Center Drive, PO Bo:; 147
Chanhassen, Mimtesota 55317
Phone 612.937.1900
General ?ax 612.937.5739
£ngineering Fax 612.937.9152
Public SafeO, Fax 612.934.2524
Web wu,u:ri.d~a,hasse,, mn. us
MEMORANDUM
TO: Planning Commission
FROM: Bob Generous, Senior Planner
DATE: January 13, 1999
SUB J: Preliminary Plat Approval for Arboretum Business Park Third
Addition,
PUD #92-6
PROPOSAL SUMMARY
The applicant is requesting preliminary and final plat approval for Arboretum
Business Park 3rd Addition creating tWo lots and right-of-way for TH 41. from
Outlot B, Arboretum Business Park 2nd Addition, PUD #92-6, and the southern
100 feet of the former Wrase property. This project is coming for Planning
Commission review because the Wrase parcel was not included as part of the
Arboretum Business Park original subdivision. The proposal includes
approximately 5.15 acres. This phase of the development includes only
support/convenience commercial land. A site plan for a proposed 5,737 square foot
convenience store with gas pumps and car wash on Lot 1, Block 1, Arboretum Park
3rd Addition is being reviewed concurrently by the city.
BACKGROUND
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.
On July 28, 1997, the City Council approved the second reading of the rezoning
of the property from Agricultural Estate, A2, to Planned Unit Development, PUD,
and the final plat creating one lot, five outlots, and associated right-of-way for
Arboretum Business Park, PUD #92-6 (formerly Gateway Business Park).
On May 27, 1997, the City Council approved the following:
Approved the first reading for rezoning the property from Agricultural Estate, A2,
to Planned Unit Development, PUD.
The CiO, of Cba,hasse,. ,4 grou'i,g rommnniO, wit3 dean/akes, q,a/iO, schools, a charming downtown, thriving businesses, and beautifid parks. A great place to live, work, and play.
Arboretum Business Park 3ra Addition
January 13, 1999
Page 2
Approved the preliminary PUD #92-6 for an office/industrial business park and preliminary plat
approval for 12 lots, two outlots and associated right-of-way subject to the plans dated April 4,
1997, revised May 23, 1997,with conditions.
The City Council approved a Wetland Alteration Permit for Arboretum Business Park subject to
the conditions of preliminary PUD #92-6 approval.
The City Council approved an Interim Use Permit #97-1 for Gateway West Planned Unit
Development site subject to conditions of the preliminary plat.
SUBDIVISION REVIEW
WETLANDS
All wetland impacts and mitigation associated with this site were performed with the initial
grading of the Arboretum Business Park 1 st Addition and have been completed. There are no
additional wetland impacts with this project
SURFACE WATER MANAGEMENT PLAN (SWMP)
SWMP FEES
The Arboretum Business Park development was required to construct water quality and water
quantity ponds in accordance with the City's Surface Water Management Plan (SWMP), or pay the
city the money to have these ponds constructed. The entire site was evaluated based on total area
minus any wetlands. Upon approval of phase one this site would be responsible for a SWMP fee
based on 110.84 acres of developable land. This phase adds an additional 1.05 acres to this figure
for a total of 111.89 acres.
Office/Industrial developments have water quality fees of $4,633 per acre and water quantity rates
are $4,360 per acre. Based on these figures the water quality fee for the entire site was $ 518,386
and water quantity fees are $ 487,840. Water quality credits are given for on site treatment ponds
meeting NURP standards. The applicant has built the necessary water treatment ponds to waive the
water quality fee of $ 518,386. An additional $14,220. credit were given for easements and
construction of trunk storm sewer lines. The Steiner Development Company is responsible for a
water quantity fee of $473,620 for the entire I 11.89 acres.
Arboretum Business Park 3rd Addition
January 13, 1999
Page 3
When developing phases one and two, the developer elected to apply the SWMP credit towards
the both water quality and water quantity SWMP fees incurred with the development of these
phases. The remaining credit for the Arboretum Business Park development is $43,828.
This phase (m) of the development will be responsible for a water quality fee of $22,146 and a
water quantity fee of $20,841. Additional credit will be given if the applicant installs the trunk
storm sewer needed for this project. This will be determined once a plan is submitted. The
applicant may decide to use the remaining water quality credit towards this development, but once
this credit is gone, future phases will be assessed the remaining SWMP fee owed ($473,620).
These fees are determined when the final grading and utility plans are submitted with each phase of
the project. The remaining fees are due at the time of final platting.
GRADING
The entire site is proposed to be graded and leveled off for building pads and parking lot areas.
Staff believes the entire site may not be graded until individual site plans are submitted similar to
Lot 1, the Kwik Trip site. Therefore, the grading plan may be altered in the future.
The city currently owns the parcel directly north of the site (Wrase parcel) and Outlot A where
the water tower is currently being constructed. Two to one (2:1) side slopes are proposed along
the north property line to match grades with the city's property. Erosion control blanket shall be
used on all slopes that are steeper than 3:1. Earthwork quantities are anticipated to balance on
site. If material needs to be exported or imported, a detailed haul route will need to be reviewed
and approved by staff.
UTILITIES
Sanitary sewer and water service is indirectly available to the site. The developer or their
assignee will need to extend sanitary sewer service from the intersection of Peavey Street and
82nd Street West along the north boulevard to service Lots 1 and 2 and the city's property north
of the site. Sanitary sewer and water service will actually be provided from the City of Chaska.
The cities of Chanhassen and Chaska have a joint sewer and water agreement to service this area.
The public portion of the sewer and water lines will be owned and maintained upon completion
by the City of Chaska/Chanhassen.
Detailed construction plans for all utility improvements shall be prepared in accordance with the
city's current edition of standard specifications and detail plates. Plans and specifications for the
utility extension will need to be reviewed and approved by the City's of Chaska and Chanhassen.
The City of Chaska does have sewer and water connection charges for connection to there utility
service. Connection Charges are payable at time of building permit issuance for each lot.
Arboretum Business Park 3rd Addition
January 13, 1999
Page 4
Staff will be working with the developer to work out a cost sharing agreement for the extension
of sanitary sewer service to the city's property. At time of building permit issuance on the city's
property, a connection charge will be collected for connection to the sanitary sewer which will be
refunded to the developer.
STORM DRAINAGE
The site currently drains southerly to 82nd Street west where existing storm sewers in the street
convey surface water runoff into Chaska's storm sewer system. In conjunction with Phase I, the
developer installed a trunk storm sewer system to convey this runoff as well as this proposed
development to a regional stormwater pond for pretreatment. No additional ponding will be
required in conjunction with this phase of development. The storm sewer system will need to be
designed and constructed to handle runoff from Lots 1 and 2, Block 1 and the future development
of the city's property. Detailed drainage calculations for pre- and post-development conditions
and 10- and 100-year storm events shall be submitted to the city engineer for review and
approval. In addition, verification that the existing storm sewer in 82nd Street, if utilized, can
accommodate the additional runoff generated from the development of these three sites shall be
supplied to the city engineer for review and approval. As-built construction plans of the public
utility lines will be required upon acceptance of the utilities by the city.
STREETS
In accordance with the real estate purchase agreement for the northerly 100 feet of Lot 1, Block
1, the developer and city entered into a cross-access easement agreement establishing a joint use
through Lot 1, Block 1 to provide access to the city's parcel. The easement runs along the
southerly 26 feet and westerly 26 feet of Lot 1, Block 1. Staff has had conversations with the
developer to revise the easement alignment to the easterly 40 feet and northerly 40 feet of Lot 1,
Block 1 to accommodate the proposed site plan on Lot 1, Block 1. Staff and the developer will
work together in revising this joint access easement agreement.
Access to the lots will be via 82nd Street West. There is a potential for a right-in right-out only
on to Trunk Highway 41 for a common access to Lot 1, Block 1 as well as the city's parcel.
Should access on to Trunk Highway 41 not be granted, staff believes the site will function
adequately with access points on to 82nd Street West. The city is proposing to install traffic
control signals at the intersection of 82nd Street West and Trunk Highway 41 in 1999.
An 8-foot wide bituminous trail/sidewalk will need to be extended along the north side of 82nd
Street West by the developer to complete the trail segment from Trunk Highway 41 to Century
Boulevard. The plans shall be revised to incorporate the trail accordingly.
Arboretum Business Park 3rd Addition
January 13, 1999
Page 5
MISCELLANEOUS
The final plat will need to dedicate drainage and Utility easements over all existing and proposed
utility lines. The minimum width shall be 20 feet depending on the utility depth.
PARK & RECREATION
As agreed to by Steiner Development and its representatives, and the City of Chanhassen and its
representatives, the following conditions of approval regarding parks and trails in the Arboretum
Business Park were approved by the City Council:
Parks
The applicant shall dedicate Outlots A & B (48.38 acres), Arboretum Business Park, comprised
of 26.13 acres of wetland and ponds and 22.23 acres of upland, and all required connecting trail
easements, to the City of Chanhassen. Compensation for the 22.23 acres of upland shall include
a park dedication credit of 11.73 acres and cash payment of $200,000. Said cash payment being
derived from tax increment proceeds and paid on a no interest schedule of $40,000 per year for
five years. The year of commencement being the year of initial tax increment proceeds.
Trails
Steiner Development shall be responsible for planning, engineering, and constructing the
"wetland trail." This trail follows an alignment generally described as the western edge of
Outlots A & B. Connection points for this new trail construction shall be the terminus of the
Trotter's Ridge trail and Autumn Ridge trail, portions of said construction will occur off-site of
the Arboretum plat within land owned by the City of Chanhassen.
Trail construction shall be completed in two phases. One north of the proposed Coulter
Boulevard and, the first phase, lying south of proposed Coulter Boulevard. Each phase shall be
completed contemporaneously with adjoining improvements.
In consideration for this trail construction, the city shall compensate Steiner Development full
costs of trail construction plus a 10% design and construction management fee. Bid documents,
including plans and specifications, shall be approved by the Park & Recreation Director and City
Engineer prior to soliciting bids. Project bidding shall occur in a competitive environment with a
minimum of three bids being received. The results of the bidding process shall be reviewed with
the Park & Recreation Director and City Engineer prior to award. Cash payment for trail
construction shall be made from the City of Chanhassen to Steiner Development upon
completion, inspection, and acceptance of the trail.
Arboretum Business Park 3rd Addition
January 13, 1999
Page 6
In lieu of crediting trail fees against said trail construction, full trail fees shall be collected per
city ordinance for all lots in the Arboretum Business Park. Said fees shall be deposited into the
city's trail dedication account the same account that will fund the cash payment being made to
Steiner Development for trail construction.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following motion:
"The Planning Commission recommends that the City Council approve PUD #92-6 granting
preliminary plat approval for Arboretum Business Park 3rd Addition creating two Lots and right-of-
way for TH 41 (plans prepared by Schoell & Madsen, Inc.) subject to the following conditions:
Arboretum Business Park 3rd Addition will be responsible for a water quality fee of $22,146
and a water quantity fee of $20,841. Additional credit will be given if the applicant installs the
trunk storm sewer needed for this project. This will be determined once a plan is submitted.
The applicant may decide to use the remaining water quality credit towards this development,
but once this credit is gone, future phases will be assessed the remaining SWMP fee owed
($473,620).
2. The grading plan shall be revised to incorporate the following items:
a) Lot 1, Block 1, Arboretum Business Park 3rd Addition, shall be revised to incorporate
proposed grades from the Kwik Trip site plan.
b) The location of septic sites or wells on the property.
c) Proposed and existing storm sewer.
d) Erosion control blankets on all slopes 3 to 1 or steeper.
e) A rock construction entrance.
o
MnDOT's review comments shall be incorporated into the final grading and development
plan.
The developer shall be responsible for extending sanitary sewer service to the city's parcel
which lies directly north of Lot 1, Block 1 as a part of the overall site improvements. The city
will determine a connection charge based on the construction cost of extending the sewer
service to refund to the developer upon connection of this parcel to the system.
Arboretum Business Park3rd Addition
January13,1999
Page 7
o
o
10.
11.
12.
13.
Sanitary sewer discharge from Lots 1 and 2, Block 1, Arboretum Business Park 3rd Addition
will be limited to 1,500 gallons per acre and water usage will be no more than 2,000 gallons per
acre per parcel.
All public utilities to be constructed shall be designed and constructed in accordance with the
City's Standard Specifications and Detail Plates. Detailed construction plans and specifications
for the developer-installed public utilities constructed by the developer will be required in
conjunction with final platting for Chanhassen and Chaska staff review and City Council
approval.
The developer shall be required to enter into a PuD Agreement/Development Contract with the
city and provide a financial security in the form of a letter of credit or cash escrow to guarantee
site improvements.
The storm water ponds and/or temporary detention ponds shall be constructed in the initial
grading phase to minimize erosion off-site. Erosion control blankets will be required on all
slopes greater than 3:1. Revegetation of the exposed slopes shall occur immediately after
grading is completed.
All areas disturbed as a result of construction activities shall be immediately restored with
seed and disc-mulched or wood fiber blanket or sod after completion of each activity in
accordance with the City's Best Management Practice Handbook.
The applicant shall provide detailed storm sewer calculations for 1 O-year and 100-year storm
events in accordance with the City's Surface Water Management Plan for the City Engineer
to review and approve. Individual storm sewer calculations between each catch basin
segment will also be required to determine if sufficient catch basins are being utilized.
The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e.
Carver County, Watershed District, Metropolitan Waste Control Commission, Health
Department, Minnesota Pollution control Agency, Minnesota Department of Natural
Resources, Army Corps of Engineers and Minnesota Department of Transportation and
comply with their conditions of approval.
Fire hydrants shall be incorporated per the Fire Marshal's recommendations.
The appropriate drainage and utility easements shall be dedicated on the final plat for all
utilities and ponding areas lying outside the right-of-way. The easement width shall be a
minimum of 20 feet wide depending on the depth of the utility
Arboretum Business Park 3rd Addition
January 13, 1999
Page 8
14. No berming or landscaping will be allowed within the right-of-way except landscaping along
the frontage road in accordance with the Trunk Highway 5 Corridor Study.
15. The lowest floor or opening elevation of all buildings shall be a minimum of 2 feet above the
100-year high water level.
16. The applicant shall report to the City Engineer the location of any drain tiles found during
construction and shall relocate or abandon the drain tile as directed by the City Engineer.
17. Final grades adjacent to Trunk Highways 4 l will be subject to review and approval of
MnDOT for compatibility with the future widening of Trunk Highway 41.
18. Landscaping along Highway 41 shall comply with Buffer yard standard C (as per city code).
Century Boulevard shall comply with Buffer yard standard B. The master landscape plan for
the Arboretum Business Park 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.
19. A 10' clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs,
bushes, NSP, US West, Cable TV, and transformer boxes. This is to ensure that fire hydrants
can be quickly located and safely operated by firefighters. Pursuant to Chanhassen City
Ordinance 9-1.
20. Submit street names to Chanhassen Fire Marshal and Chanhassen Building Official for
review and approvak
21. Existing structures on the property which may be demolished require a demolition permit.
Proof of septic and well systems that are abandoned are required. All septic sites shall be
abandoned in accordance with city code. Demolition permits must be obtained through the
Building Department..
22. The project and individual site users must comply with the development design standards
incorporated herein as Exhibit C of the development contract.
23. Full trail fees shall be collected per City ordinance for all lots in the Arboretum Business Park
3rd Addition.
24. The developer agrees to waive any and all procedural or substantive objections to the special
assessments resulting from Project No. 97-1D improvements including, but not limited to,
hearing requirements and that the assessments as outlined in the feasibility study for Phase III
improvements of Project No. 97-1 (Coulter Boulevard Phase III) exceeds the benefit to the
Arboretum Business Park 3rd Addition
January 13, 1999
Page 9
property platted as Arboretum Business Park'..The assessment interest rate will be bond sale
rate plus 1 ½%, then rounded up to the nearest ½%. The assessment payback is not known
yet but will be a minimum of 5 years.
25. The existing cross access easement over Lot 1, Block 1, Arboretum Business Park 3rd
Addition, for access to the City's parcel shall be amended to reflect the new alignment
proposed on the Kwik Trip site plan. The easement width shall be 40 feet.
26. All driveway access points shall be constructed in accordance with the city's industrial
driveway detail plate No. 5207.
27. The existing driveway located through the northerly portion of Lot 1, Block 1 shall remain
until the existing homes on the city property have been removed from the site or demolished
and the permanent access constructed to the water tower site on Outlot A, Arboretum
Business Park 2nd Addition.
28. A storm sewer system shall be designed and constructed to accommodate stormwater runoff
from Lots 1 and 2, Block 1 and the future development of the city's parcel lying north of Lot
1, Block 1. Detailed drainage calculations for pre- and post development conditions will be
required for review and approval by the city engineer. Verification that the existing storm
sewer system, if utilized, can accommodate the additional runoff generated from the
development of these sites shall be provided to the city engineer for review and approval.
29. Revise plans to show proposed 8-foot wide bituminous trail sidewalk along the north side of
82th Street West. The applicant shall be responsible for construction of the trail after utility
improvements are installed."
ATTACHMENTS
1. Exhibit C, Development Design Standards
2. Preliminary Plat
g:\plan\bgXarboretum business park 3rd prelim.doc
CITY OF CHANHASSEN
690 COULTER DRIVE
CHANHASSEN, MN 55317
(612) 937-1900
DEVELOPMENT REVIEW APPLICATION
^~ss: ¢~/~¢ ¢',/_~.,~--,~/~'/
TELEPHONE (Daytime) "/---//7~ "~b~
. Comprehensive Plan Amendment
Conditional Use Permit
. Temporary SaFes Permit
Vacation of ROW/Easements
JnZerim Use Permit
Variance
Non-conforming Use Permit
Wetland Alteration Permit
__ Planned Unit Development*
Zoning Appeal
__ Rezoning
.... Zoning Ordinance Amendment
__ Sign Permits
__ Sign Plan Review
__ Notification Sign
Site Plan Review*
.~/--. Subdivision'
X Escrow for Filing Fees/Attorney Cost'*
($50 CU P/SPRA/AC/VAR/WAP/Metes
and Bounds, $400 Minor SUB)
TOTAL FEE $ /J',¢,~
A list of all property owners within 500 feet of the boundaries of the property must be included with the
application.
:Building material samples must be submitted with site plan reviews.
¢i'wenty-six full size folded copies of the plans must be submitted, including an 81/2" X 11" reduced copy of
transparency for each plan sheet.
'* Escrow will be required for other applications through the development contract
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
' NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
PROJECT NAME ~~//'~/'~~ ~-'"
PRESENT ZONING
REQUESTED ZONING
PRESENT LAND USE DESIGNATION
REQUESTED LAND USE DESIGNATION
REASON FOR THIS REQUEST
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should, confer with the
Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
This is to certify that I am making application for the described action by the City and that I am responsible fo/' complying
with all City requirements with regard to this request. This application should be processed in my name and I am the party
whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of
ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the
authorized person to make this application and the fee owner has also signed this application.
I will keep myself informed of the deadlines for submission of matedal and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate pdor to any
authorization to proceed with the study. The documents and information 1 have submitted are true and correct to the best
of my knowledge.
I also understand that after the approval or granting of the permit, such permits shall be invalid unless they are recorded
against the title to the property for which the approvaUpermit is granted within 120 days with the Carver County Recorder's
Office and the original document returned to City Hall Records.
Signature of Fee Owner
Date
Date
Application Received on
Fee Paid Receipt No.
· The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the
meeting. If not contacted, a copy of the report will be mailed to the applicant's address.
REVISIONS
0
//
CITY OF CHANHASSt~N
DEC 1 8 1998
~'-~'"~; ~"'~"~'~'~"~J / 8TEINER DEVELOPMENT, INC, ARBORETUM BUSINESS PARK
'~,~~ ' / ;6m HIGHWAY tO; S 3RD ADDITION
CHANHASSEN, MN
~ pArE: ocr, ~ PRELIMNARY PLAT
5.M.I. PROJECT NO, 61809-008 SHE~ 1 OF 2 SHE~5
FUTURE
REVISIONS
~ ~.~. ~o,,.o~._ ~ STEINER DEVELOPMENT, INC.
u~tc~,~, u. ~ 3610 HIGHWAY 101 $
PROdEcT NA~E/SHEET TITLE
ARBORETUM BUS. PARK
3RD ADDITION
GRADING, DRAINAQE &
EROSIONCONTROL PLAN
S.M.L PROJECT NO. 61809-008 SHEET 2 OF 2 SHEETS