06-4-97 Agenda and Packet FILE
AGENDA
CHANHASSEN PLANNING COMMISSION
WEDNESDAY, JUNE 4, 1997 AT 7:00 P.M.
CHANHASSEN CITY HALL, 690 COULTER DRIVE
CALL TO ORDER
PUBLIC HEARINGS
1. Review and approval of Alternative Urban Areawide Review documents (AUAR) for
Steiner Development, Inc.proposed Gateway Business Park Planned Unit Development
located south of Highway 5, east of Highway 41 and north of West 82n1 Street. The
project consists of approximately 1.2 million square feet of building area in a mix of
Office, Industrial, Commercial, and Park and Open Space uses on approximately 150
acres.
NEW BUSINESS
2. Villages on the Ponds- Review of proposed wetland restoration and streetscape.
OLD BUSINESS
APPROVAL OF MINUTES
ONGOING ITEMS
OPEN DISCUSSION
ADJOURNMENT
NOTE: Planning Commission meetings are scheduled to end by 10:30 p.m.as outlined in official by-laws. We will make
every attempt to complete the hearing for each item on the agenda. If,however,this does not appear to be possible,the Chair
person will notify those present and offer rescheduling options. Items thus pulled from consideration will be listed first on the
agenda at the next Commission meeting.
0 1-
CITY OF
4
CHANHASSEN _________,
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
TO: Planning Commission
FROM: Bob Generous, Senior Planner
DATE: May 29, 1997
SUBJ: Alternate Urban Areawide Review, Gateway Business Park
BACKGROUND
The City of Chanhassen has authorized the distribution of the Alternative Urban Areawide
Review documents (AUAR) for Steiner Development, Inc. proposed Gateway Business Park
Planned Unit Development located south of Highway 5, east of Highway 41 and north of West
82nd Street in the City of Chanhassen, MN. The project consists of approximately 1.2 million
square feet of building in a mix of Office, Industrial, Commercial, and Park and Open Space uses
on approximately 150 acres. The comment period for the Gateway Business Park AUAR will be
open until June 6, 1997.
Because this project exceeds 500,000 gross square feet of new office/industrial development,an
Environmental Impact Statement is mandatory. The city will be the Responsible Governmental
Unit. Instead of completing an EIS,the city has requested that an Alternative Urban Areawide
Review(AUAR)be completed. The same issues will be studied under an EIS and the AUAR but
the time frame is shorter. The AUAR will provide an opportunity to develop detailed information
about the project and potential impacts. The city will then direct the applicant on how to mitigate
these impacts through the formal adoption of the mitigation plan specifying the mitigation measures
that will be imposed upon the future development of the area within the AUAR in order to avoid or
mitigate specific. The plan shall contain a description of how each mitigation measure will be
implemented, including the involvement of other agencies, if appropriate
It should be noted that the AUAR originally included up to 120 units of residential development,
which was noted within the framework of the AUAR. However, the residential component was
eliminated after the conceptual PUD review and the use was revised to office/industrial. Staff
estimates that this represents a maximum of 160,000 square feet of building area. Due to the fact
that the city required that the analysis be performed on a worst case scenario, this change should
not invalidate the investigation. In addition, additional land is proposed to be preserved as part
of the park land/open space within the development.
Planning Commission
Gateway AUAR
May 29, 1997
Page 2
that the city required that the analysis be performed on a worst case scenario, this change should
not invalidate the investigation. In addition, additional land is proposed to be preserved as part
of the park land/open space within the development.
The proposed development is planned to develop with the following areas,uses, and building
square footage:
LOT/USE ACRES Building Size/FAR PARKING
(s.uare feet)
Ri_ht i4 4,.
lirrtritirl,111! 11111.111111111
82 Street Dedication 1.80
Coulter Boulevard 2.0
North/South Street 5.37
Interior Roadway 3.17
Park Iand/Open space6. :
Oudot A&B)
U.land 16.6 30
Wetland 28.7
Ponds 3.01
Industrial (300'a Office) wico
glttiiF.tiit�.�i#.tt1
Lot 3, Block I 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
Commercial
Lot 1, Block 1 1.80 11,746/23,520 (5/1000) 59
Lot 2, Blockl 2.32 15,180/30,320 (4/1000) 61
Lot 4, Block 4 Office/Hotel 4.06 26,536/53,060 (5/1000) 133
Lotl, Block 3 6.41 (.10FAR) 27,937 / (16/1000) 447
Restaurant/Office 83,770
Gatewa Business Park 151.75 1,150,5 __ __
Planning Commission
Gateway AUAR
May 29, 1997
Page 3
',850
154.39 1,186,0791. > - 3.. .10
1,295,350
ANALYSIS
SUMMARY OF ISSUES
In reviewing the potential impacts of the proposed development, the following environmental
impacts were addressed:
Habitat: Wildlife such as white tailed deer, beaver, muskrat, waterfowl, shorebirds, songbirds,
turtles, frogs and other amphibians are present or near the site. Approximately 68 percent of the
site is proposed for development. There are nearly 13 acres of woodland located in the southeast
corner of the site and an additional 2 acres of fencerow type vegetation. Approximately 2.93 of a
total of 30.13 acres of wetland on site are proposed to be filled as part of the development.
Woodlands: There are nearly 13 acres of woodland located in the southeast corner of the site and
an additional 2 acres of fencerow type vegetation. The proposed development will remove all of
the fencerow type vegetation and approximately 1.5 acres of woodland in the southeast corner of
the site.
Wetlands: The development will fill approximately 2.93 of a total of 30.13 acres of wetland on
site.
Wells: There are wells serving the farmstead in the northeast corner of the site and also the
Wrase home.
Utilities: Water service and sanitary sewer for Lots 1 and 2, Block 1, shall be provided by the
City of Chaska through mains in West 82nd Street. The maximum permitted sewage flow into
the Chaska system is 20,000 gallons per day(gpd). The balance of the site shall be served by the
City of Chanhassen through the extension of utilities which are currently in Coulter Boulevard
east of the project site. Estimated maximum water usage is 134,654 gpd. Estimated maximum
sewage flow is 144,654 gpd. (The difference between water usage and sewage flow is for
irrigation.)
Surface Water Management, Erosion Control: Approximately 68 percent of the site is proposed
for development which will be graded for roadways,utilities,building pads, and stormwater
ponds.
Planning Commission
Gateway AUAR
May 29, 1997
Page 4
Traffic: The development will contain approximately 3,300 parking spaces and generate an
estimated 31,000 average daily traffic (ADT) with estimated peak hour traffic of 2,900 a.m. and
2,700 p.m. A Traffic Study was prepared for the development by SRF, Consulting Group, Inc.
Air Quality: An estimate of vehicle-related air emissions is required.
Dust, Odors, or Noise: Dust and noise will be generated during site construction.
Archeological, Historical, or Architectural Resources: No properties listed in or determined to be
eligible for nomination to the National Register are present within the project boundaries. A
search of the Minnesota Historic Preservation Office (MnSHPO) statewide inventory for
archeological sites and historic buildings found no previously recorded cultural resources within
the project boundary. The eastern portion of the site has some potential for unrecorded, intact
archeological sites because of its proximity to water and woodlands. With regard to the
farmsteads on site, the house located on the Wrase property warrants consideration because of its
potentially significant historical associations and Queen Anne Revival style influence design
characteristics.
MITIGATION PLAN
Habitat: As part of the development approval, the City is acquiring though dedication and
purchase approximately 48 acres be retained in its natural state and to incorporate a trail system.
This will encompass all the major wetlands in Outlots A and B and the proposed on site wetland
mitigation, approximately 16.5 acres of upland and 3.01 acres of stormwater pond. The City
currently owns approximately 60 acres of land east of this development.
Woodlands: The City is acquiring through dedication and acquisition, the majority of the
woodlands in the southeast corner of the site. In order to reduce additional tree removal, the City
has also required that the developer redesign the stormwater pond in the southern portion of the
site and we are requiring that the developer not encroach into the tree line on Lot 1, Block 2 until
a final development plan for the site is reviewed by the City. The development is required to
provide landscaping as part of the subdivision and site landscaping with the development of the
individual lots.
Wetlands: This site plan proposal has 2.93 acres of wetland impacts requiring 5.83 acres of
mitigation. Of the 5.86 acres of wetland mitigation required, 2.27 acres of new wetlands are
proposed to be created on site. At this time the remaining mitigation will come from new
wetland credits created by the arboretum and in kind mitigation including upland buffers. The
developer shall apply to Bluff Creek Watershed District, U.S. Army Corps of Engineers, and the
City of Chanhassen for appropriate permits. The development must comply with the 1996
Minnesota Wetland Conservation Act and the Federal Clean Water Act.
Planning Commission
Gateway AUAR
May 29, 1997
Page 5
This site originally included a 30 acre parcel on the west side of Highway 41. This area was sold
to the University of Minnesota Landscape Arboretum as part of a extensive 10.5 acre wetland
restoration project, to be undertaken by the arboretum.. In selling this property to the University,
Steiner Development, Inc. included a condition of sale that would require the University to bank
enough wetland credits to meet the mitigation needs of the remaining developable area. At that
time the wetland impacts were calculated to be 1.8 acres. City Staff has met with the Arboretum
and the developer and acting as the LGU, will credit the applicant 1.8 acres of new wetland
credits for this project. The Arboretum will either transfer bank credits to this project or they
will make a cash contribution to the City's wetland fund for the restoration or creation of 1.8
acres of new wetlands.
The City Wetland Ordinance requires buffer strips for the ag/urban wetland located on the
property if the wetland is not impacted. The buffer strip width required for an ag/urban wetland
is 0 to 20 feet with a minimum average width of 10 feet. The principal structure setback for
these wetlands is 40 feet measured from the outside edge of the buffer strip. Wetland buffer
areas shall be surveyed and staked in accordance with the City's wetland ordinance. The City
will install wetland buffer edge signs before construction begins and will charge the applicant
$20 per sign.
Wells: The well in the northeast corner of the site shall be abandoned according to State
Department of Health regulations as part of this development. The Wrase well shall be
abandoned according to State Department of Health regulations when it is no longer used or
necessary.
Utilities: Water service and sanitary sewer for Lots 1 and 2, Block 1, shall be provided by the
City of Chaska through mains in West 82nd Street. The maximum permitted sewage flow into
the Chaska system is 20,000 gallons per day(gpd). The balance of the site shall be served by the
City of Chanhassen through the extension of utilities which are currently in Coulter Boulevard
east of the project site. The City Council on April 28, 1997 authorized preparation of the
feasibility study to start the process of extension of utility services. Sufficient capacity exists
within the utility systems to accommodate this development. The applicant shall apply to Bluff
Creek Watershed District, Minnesota Department of Health, Minnesota Pollution Control
Agency, Metropolitan Council Environmental Services, and the City of Chanhassen for
appropriate permits.
Surface Water Management, Erosion Control: This project is proposed to be developed and
graded in multiple phases. Phase I consists of the southwesterly and central portions of the site
which includes Lots 1 through 4,Block 1,part of the north/south street and Coulter Boulevard,as
well as storm drainage ponds. This approach of grading is feasible in an effort to minimize erosion
on the site. However, staff is concerned that the earthwork will balance upon arriving at the final
Planning Commission
Gateway AUAR
May 29, 1997
Page 6
phase of construction so that additional material is not needed to be imported to or exported from
the site. The applicant should provide to the City an overall grading plan which stages construction.
The plan should include the amount of earthwork involved in each phase to insure that the
earthwork on site balances. Overall,the grading appears acceptable except for the following areas:
1. The parcel lying north of Lot 1, Block 1 will be approximately 6 to 8 feet higher than Lot 1
after grading. The City has directed the applicant provide access from 82nd Street West to
this parcel for future access needs. Based on the grading plan,this will be fairly difficult to
achieve without modifying the grading plan on Lot 1,Block 1. Staff has requested a 40-foot
wide easement assuming a 20-foot wide private driveway to access the site from 82nd Street
West. The grading plan will need to be revised to address this.
2. A storm water quality pond is proposed at the northeast corner of 82nd Street West and the
north/south street. This ponding basin will essentially be developed in an existing ravine
area. Staff has reviewed the pond configuration and recommends the pond be reconfigured
to a more north/south configuration to minimize tree loss and preserve the natural slopes
adjacent to Wetland C.
3_ Site grading will involve filling portions of wetlands throughout the site. There are fingers
of wetlands that extend out from the main wetland basin. Staff believes that by realigning a
portion of the north/south street between Coulter Boulevard and the cul-de-sac westerly
approximately 50 to 75 feet would reduce wetland impacts. In addition,this would give
some slope relief along the east side of the north/south street adjacent to the wetland and
park lands. Currently there is a 2:1 slope and a retaining wall proposed.
4. Two storm water basins are proposed adjacent to Coulter Boulevard lying east of the
north/south street. These two storm water basins will take approximately 70%of the site
runoff. Based on their size, it appears they may need to be increased to accommodate storm
water runoff and provide the necessary water quality treatment prior to discharging into
wetlands. The applicant should provide the City with the necessary storm water
calculations to document the pond sizing will meet the City's Surface Water Management
water quality/quantity requirements prior to final plat consideration.
5. Based on the applicant's narrative,it appears that Trunk Highways 5 and 41 future upgrades
have been taken into account in the proposed site grading. As of today, staff has not
received back comments from MnDOT with regards to this proposal. Therefore, staff is
recommending that any additional changes in site grades as a result of MnDOT's review
shall be incorporated into the conditions of approval for preliminary and final plat.
6. Upon preliminary review it appears that storm water currently draining to Wetland"C"may
be reduced with the proposed site grading. The developer's engineer shall provide the City
Planning Commission
Gateway AUAR
May 29, 1997
Page 7
with documentation that Wetland C will receive the same amount of runoff as with
predevelopment conditions to insure recharging of the wetland. Storm water discharge
points in the ponds should be consolidated wherever feasible to reduce maintenance and
improve water quality by keeping the outlet pipe as far away from the inlet pipe as possible.
The plans propose a series of storm sewers to convey surface water runoff from the individual lots
to regional storm water ponds for treatment prior to discharging into the wetlands. A storm sewer
system will also need to be extended along the north/south street to address storm water runoff from
Lot 1, Block 3. The development's storm sewer system shall be designed for a 10-year, 24-hour
storm event. Ponding calculations including pre and post-development conditions for a 10-year and
100-year storm event will also be required for City staff review prior to final plat consideration.
The applicant should also consider oversizing the storm sewer system and ponding facilities to
accommodate runoff from Trunk Highway 5. This should be worked out between MnDOT,the
applicant and the City prior to final plat consideration.
Erosion control measures are proposed throughout the site. Due to the terrain, additional erosion
control fence may be necessary at the toe of steep slopes and adjacent to storm water ponds after
grading is completed. Type III erosion control fence will be required adjacent to the wetlands. The
storm water ponds or temporary detention ponds should be constructed in the initial grading phase
to minimize erosion to the wetlands. Erosion control blankets will also be required on slopes
greater than 3:1. Revegetation of the exposed slopes should occur immediately after grading is
completed. The applicant shall incorporate Erosion Control and Sediment Control/Best
Management Practices for erosion control.
The City of Chanhassen has developed a surface water management plan(SWMP) to protect water
quality and manage water quantity within the City's watershed. The plan identifies, from a regional
perspective, the stormwater quantity and quality improvements necessary to allow future
development to take place and minimize its impact to downstream water bodies. In general,the
water quantity portion of the plan uses a 100-year design storm interval for ponding and a 10-year
design storm interval for storm sewer piping. The water quality portion of the plan uses William
Walker,Jr.'s Pondnet model for predicting phosphorus concentrations in shallow water bodies.
The developer shall apply for and receive permits from Bluff Creek Watershed District, MnDot,
and the City of Chanhassen.
Traffic: As a part of the feasibility study for utility extension,the report will also analyze
construction of the north/south street from 82nd Street West to Trunk Highway 5 and Coulter
Boulevard. Although the north/south street will be constructed in two phases with Phase I
concentrating on the portion of street adjacent to Lot 3,Block 1,a subsequent phase would
complete the northern portion of the north/south road and associated utilities to Trunk Highway 5.
The timing of this phase will be driven by two factors: development pressure and/or the upgrade of
Planning Commission
Gateway AUAR
May 29, 1997
Page 8
Trunk Highway 5 by the year 2000. The extension of Coulter Boulevard west to the north/south
street may be delayed until development levels warrant construction.
The proposed street system is fairly well-designed from a traffic circulation standpoint. Street
grades appear to range from 1%to 6%which are in compliance with design standards for this land
use. The streets are proposed to be constructed to the City's standard for commercial/industrial
roadways(36 feet wide face to face of curb within an 80-foot wide right-of-way). Additional right-
of-way may be needed on the north/south street adjacent to Lot 4,Block 2 and Lot 1, Block 3 to
accommodate turn lanes. Based on MnDOT's preliminary plans for Trunk Highway 5,this area
will require a 100-foot wide right-of-way. The City's Comprehensive Plan proposes Coulter
Boulevard to be extended west from Galpin Boulevard to Trunk Highway 41 through this site.
This road corridor has been previously designated as a Municipal State Aid(MSA) street.
Currently, Coulter Boulevard has been constructed up to 650 feet east of this development with
the subdivision of Autumn Ridge. The City has plans on extending Coulter Boulevard in the
future depending on development pressure and overall transportation system needs. The access
points onto Trunk Highway 41 and Trunk Highway 5 have been reviewed and approved by
MnDOT. The east/west street will be restricted to a right-in/right-out only at Trunk Highway 41.
MnDOT has programmed the upgrade of Trunk Highway 5 adjacent to this site sometime in
1999/2000. The developer should work with MnDOT in preparing their construction plans with
regards to site grading,drainage and street improvements adjacent to Trunk Highways 5 and 41
for compatibility.
The streets shall be designed and constructed in accordance with City standard specification and
detail plates. Detailed construction plans and specifications for those streets and utilities
constructed by the developer will be required in conjunction with final platting for staff review
and City Council approval. The developer will also be required to enter into a 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. Preliminary and final plat approval should be contingent
upon the City Council ordering public improvement project 97-1 for the extension of utilities and
street to service this development. Without the extension of municipal utilities, this development
would be considered premature.
The development of this property will require traffic signals at the intersection of 82nd Street West
and Trunk Highway 41 and at Trunk Highway 5 and the north/south street. Recommendations
from the traffic study(SRF dated 4/25/97)reveal a traffic signal is warranted at 82nd Street West
and Trunk Highway 41 with the first phase. Based on the status of Trunk Highway 41, a temporary
traffic signal would likely be installed until a permanent light is constructed with the upgrade. It
should be noted that the Trunk Highway 41 upgrade is not in MnDOT's 20-year plan. Auxiliary
turn lanes may also be warranted on 82nd Street West at Trunk Highway 41 as a result of this
development of which the developer would be responsible for constructing and/or financing. It is
recommended that the developer escrow with the City a financial guarantee for the share of the
Planning Commission
Gateway AUAR
May 29, 1997
Page 9
local cost participation for the auxiliary turn lanes and traffic signals at 82nd Street West and also
the future traffic signal at Trunk Highway 5 and the north/south street. The cost required local
participation of these intersection improvements is not known at this time. However,preliminary
estimates from MnDOT will be used for the escrow provision. A condition to address this will be
placed in the PUD Agreement/Development Contract.
The City and developer shall request that MnDot design and construct dual left turn lanes on all
approaches to the TH 5/Th 41 intersection,that the westbound approach to the TH 5/north access
intersection be designed with dual left-turn lanes as an alternative to Coulter Boulevard, that TH 41
be upgraded to a four-lane facility south of TH 5, and that Highway 212 be constructed.
Air Quality: An estimate of vehicle-related air emissions was prepared as part of an air quality
analysis. An indirect source permit must be applied for from the Minnesota Pollution Control
Agency.
Dust, Odors, or Noise: Dust shall be controlled by the application of water. Dust levels shall be
monitored throughout construction. Revegetation of the exposed slopes should occur immediately
after grading is completed. The applicant shall incorporate Erosion Control and Sediment
Control/Best Management Practice.
Construction activity shall be limited to daylight hours as prescribed by City of Chanhassen
Ordinance,
Archeological, Historical, or Architectural Resources: The following course of action is
recommended:
1. Every reasonable effort shall be made to avoid impacting the Queen Anne Revival style
house on the Wrase parcel.
2. Notify MnSHPO (as well as the appropriate state and federal permitting agencies) of the
developer's intent to submit the project plans for review and comment.
3. Conduct a phase I archeological reconnaissance survey of Outlots A and B, and those parts of
the development below the 950 foot contour with walk-over inspection of plowed ground
coupled with shovel test excavations in densely vegetated areas, paying special attention to
the locations of future roadways, trails,building sites, and stormwater ponds.
4. Document all standing structures within the project boundaries and prepare a MnSHPO
historic property inventory form for the farmstead in Lots,Block 3 and on the Wrase parcel.
RESPONSE TO COMMENTS
Planning Commission
Gateway AUAR
May 29, 1997
Page 10
The City has not received any comments to the AUAR that require response.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following motion:
"The Planning Commission Recommends that the AUAR be revised to incorporate the summary
of issues and mitigation plan contained in this staff report and that the revised AUAR be adopted
by the City."
ATTACHMENTS
1. Alternate Urban Areawide Review, Gateway Business Park
2. Letter from Mary Hoffman Lynn, MPCA, to Fred Richter and Kate Aanenson dated 5/19/97
4k =::.-t :-..i,:a), Minnesota Pollution Control Agency
,7
May 19, 1997
Mr. Fred Richter
Steiner Development, Inc.
3610 South Highway 101
Wayzata, Minnesota 55391
Ms. Kate Aanenson
Community Development Director
City Hall, P.O. Box 147
Chanhassen, Minnesota 55317-0147
RE: Gateway Business Park
Dear Mr. Richter and Ms. Aanenson:
The staff of the Air Quality Division(AQD) of the Minnesota Pollution Control Agency
(MPCA) has finished its completeness review of the Indirect Source Permit (ISP) application for
the Gateway Business Park project located in Chanhassen, Minnesota.
The air quality analysis submitted in support of the request for an ISP shows that both the one-
hour and eight-hour maximum carbon monoxide concentrations are well below the state ambient
air quality standards. Therefore, the staff finds the application to be complete and has agreed that
the ISP request be granted. The MPCA wishes to note, however, that the city of Chanhassen
should consider implementing some of the improvements recommended on pages nine and ten of
T : 1 These improvements
the traffic study prepared by SRF i:onsuiting Group, itic�apG.0►..... These should
improve traffic operations in and around the proposed project site.
No public notice is required for this project; however, the MPCA staff or MPCA Citizens' Board
can elect to require a public notice period or to bring the permit issue to the MPCA Citizens'
Board if there is significant public interest. Either action would result in a delay in processing.
The anticipated date for completion of the fact sheet and draft ISP is June 2, 1997. A Negative
Declaration on the Alternative Urban Areawide Review for the Gateway Business Park project
520 Lafayette Rd. N.; St. Paul, MN 55155-4194; (612)296-6300(Voice); (612)282-5332(TTY)
Regional Offices: Duluth•Brainerd•Detroit Lakes•Marshall•Rochester
Equal Opportunity Employer•Printed on recycled paper containing at least 200o fibers from paper recycled by consumers.
Mr. Richter and Ms. Aanenson
May 19, 1997
Page 2
will be needed prior to issuance of the final ISP. I will be the lead person for this application. If
you have any questions regarding this letter, please contact me at (612)297-2331.
Sincerely,
Mary Hoffman Lynn
Mobile Source Unit
Air Quality Division
MHL:jmd
cc: John Crawford, SRF Consulting Group, Inc.
J. David Thornton/Barbara Jackson, AQD
Innocent Eyoh/Susanne Spitzer, AQD
,,,2,
4 CITYOF
i _. CHANHASSENs
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
MEMORANDUM
TO: Planning Commission
FROM: Bob Generous, Senior Planner
DATE: May 27, 1997
SUBJ: Village on the Ponds, Streetscape and Wetland Enhancement Plan
BACKGROUND
On September 23, 1996, the City Council approved PUD 95-2, Villages on the Ponds, including
a Comprehensive Land Use Plan amendment from Office/industrial, Institutional,Residential
Medium Density, Residential Low Density to Mixed Use-Commercial, High Density Residential,
Institutional and Office; Preliminary planned unit development for up to 291,000 sq. ft. of
commercial/office buildings, 100,000 sq. ft. of institutional buildings, and 322 dwelling units;
Rezoning from IOP and RSF to PUD, Planned Unit Development(final reading); and final plat.
The applicant is responding to the following conditions of approval:
• The applicant shall be responsible for the installation of street lights along the private and
public streets. The applicant and city staff shall work together to prepare a street lighting plan
to be incorporated into the street construction plans.
• The developer and future site users shall be required to incorporate street/plaza furniture,
planting boxes,public art,bicycle racks,drinking fountains, etc. within the development and on
individual site plans.
• The applicant shall prepare a detail plan for the design of the wetland alterations.
• The applicant shall provide specific landscaping plan for wetland 2000 and along TH 5.
Planning Commission
May 27, 1997
Page 2
DISCUSSION
The applicant has prepared a detailed hardscape and landscape(streetscape)plan for Lake Drive
and Main Street,perimeter landscaping plans for Village on the Ponds,and a detailed wetland
enhancement/mitigation plan for the proposed Village Pond(wetland 2000). Staff believes the
applicant has come a long way in visualizing the condition imposed on the development to
incorporate street/plaza furniture,planting boxes,public art,bicycle racks,drinking fountains,etc.
within the development and on individual site plans. The proposed plan provides a basis for the
individual site users to assist in creating a vibrant and enjoyable public realm. The wetland plan,
when fully implemented,will be a wonderful asset for the development and the city.
The proposed streetscape plan is divided into two phases. The first phase will provide one
continuous pedestrian loop within the development: the trail system around the village pond and
from Highway 5 to Lake Drive and the north end of Main Street, along the north side of Lake
Drive,and along the east side of Main Street. The complete system is unfeasible to install in one
phase due to the need to excavate for the underground parking areas. However,all boulevard and
buffer landscaping will be done as part of the first phase.
It should be noted that this project is funded in part with a grant from the Metropolitan Council
through the Livable Communities Demonstration Account of the Metropolitan Livable
Communities Fund. The City and developer shall acknowledge this financial assistance in
promotional materials,press releases,reports and publications relating to the project activities being
funded.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following motion:
"The Planning Commission recommends approval of the Village on the Ponds Hardscape,
Landscape,Buffer Yard, and Wetland Enhancement/Mitigation Plan prepared by BRW, Inc.,dated
May 9, 1997, subject to the following conditions:
1. The overstory tree proposed at the driveway entrance across Lake Drive from Grandview Road
shall be relocated adjacent to Grandview Road.
2. The plan should note that there is a 50 foot building and parking setback from the eastern
property line adjacent to the residential properties.
3. The most southerly three flowering crabs west of Americlnn shall be replaced with Scotch Pine.
Planning Commission
May 27, 1997
Page 3
4. The flowering crabs west of Americlnn shall be staggered rather than being paired.
5. The City and developer shall acknowledge in promotional materials,press releases,reports and
publications relating to the project that this project is funded in part with a grant from the
Metropolitan Council through the Livable Communities Demonstration Account of the
Metropolitan Livable Communities Fund."
ATTACHMENTS
1. Village on the Ponds Hardscape,Landscape, Buffer Yard,and Wetland
Enhancement/Mitigation Plan.
CHANHASSEN PLANNING COMMISSION
REGULAR MEETING
MAY 21, 1997
Chairman Peterson called the meeting to order at 7:00 p.m.
MEMBERS PRESENT: Allyson Brooks,Alison Blackowiak, Ladd Conrad, Craig Peterson,
LuAnn Sidney, and Bob Skubic
MEMBERS ABSENT: Kevin Joyce
STAFF PRESENT: Bob Generous, Senior Planner; Todd Gerhardt, Asst. City Manager, and
Philip Elkin, Water Resource Coordinator
SITE PLAN REVIEW FOR A 101,600 SO. FT. OFFICE AND INDUSTRIAL BUILDING
(HEARTLAND) ON PROPOSED LOT 1, BLOCK 3; LOCATED AT THE SOUTHEAST
CORNER OF HWYS 5 AND 41,GATEWAY PARTNERS, STEINER DEVELOPMENT.
Bob Generous presented the staff report on this item.
Peterson: Any questions of staff before the applicant makes their presentation?
Blackowiak: I have a couple quick questions. On page 10 of the revision that you gave us.
You're requiring a multi story building on Lot 5. That's the northwest corner of TH 5 and TH
41, is that correct? Okay, and is this some type of a requirements you've put into any other PUD
or is this the first time it's been used?
Generous: This is the first time... On the Villages on the Ponds they needed the vertical...
Blackowiak: Okay, and why did you think a multi story was appropriate for that?
Generous: ...goes back to the idea that we want some type of a grand entrance into the
community and... It's difficult to plan for what...
Blackowiak: Okay. And then on page 11, at the very bottom you're talking about landscaping.
Can you just clarify for me what the difference between buffer yard standards C and B are.
Generous: As part of the city ordinance,we've established transition buffer yards and they're
quantitative standards that developers go through. Buffer yard B is more a boulevard. Buffer
yard C is more intensive landscaping and it provides a better screening. In fact then we felt that
within the interior of the development on the north/south...82"d Street, you didn't really want to
have the screening. You wanted to get the boulevard effect and then...on the exterior we would
like to sort of hide the development...
Blackowiak: Okay, so C is boulevard. B is screening basically?
Planning Commission Meeting- May 21, 1997
Generous: No. B is boulevard and C is.
Blackowiak: B is boulevard, okay. I'm sorry.
Generous: And I can go through the technical...
Blackowiak: Okay. And then does that explain then, I mean I might be getting ahead of myself a
little bit. Does that explain the changes in the tree requirements?
Generous: For along the north/south boulevard...
Blackowiak: Okay, good. Thank you.
Peterson: Would the applicant like to make their presentation?
Fred Richter: I'm Fred Richter with Steiner Development. Glad to be back here this evening.
What we'll have is a presentation. We've got materials. I'll try to address the issues of making it
more understandable, and I think we've also had the architects take a little deeper look at what
they thought was appropriate given some of the feedback at the last meeting. So what I'll do is
I'll call on Dwayne Kell,principle and President of Ankeny Kell Architects who has some, the
boards. Some handouts. We've got some material samples and try to clarify what was given to
you in the handout. You did get a handout I believe mid-week or late last week that showed the
perspective and that was taken at a different angle than some of the other details so hopefully this
is a little clearer. Dwayne is here and will hand that out and we'll kind of go over some of
Ankeny Kell's thoughts on the building exterior.
Dwayne Kell: Thank you Fred. I'm Dwayne Kell with Ankeny Kell Architects in St. Paul. I'll
leave these on here. Hopefully you'll be able to see them. What I handed out to you is a detail of
an elevation and I'll talk a little bit more about that in a minute. I'm also going to give you a
sample board,which is a more accurate description of the colors. The color Xerox machine isn't
quite into all the refinements of the colors so. ...and as Fred mentioned, this is the actual pre-
cast with the reveal and some of the coloration that you'll see in the elevation and we'll talk more
about this, and I'd pass it around but it's pretty heavy. What we've done this last couple of
weeks is, as Fred mentioned, took into consideration some of the feedback that we received at the
last Planning Commission meeting and have revised the elevations substantially from before in
•
order to accommodate some of those concerns. Primarily what you're looking at on the screen
that's showing. Can you see it on the screen? So what you're looking at, at the top elevation
here is the east elevation which arrays the openings and the patterns and the modulation of those
entrances. Each of the entrances has been modified to include a shallow arched detail,which is
much more traditional in terms of, and softer in terms of some of the architecture that exists in
the community of Chanhassen. In addition we have identified specific signage areas which are
located immediately over the doorway entrances. The banding that you see has been increased
substantially horizontally in order to break down the scale of the building vertically and to give
more articulation to that facade. Window placements reflect the use inside of the building for
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Planning Commission Meeting - May 21, 1997
offices and solid areas. So basically the detail that you see is an actual detail of one of those
entrances and all of the coloration is basically defined within the reveal system that's part of the
facade. So as you see the purplish color that's adjacent to the doorways, again to try to break
down some of the scale of the entrances. To make it more human scale is within a reveal as well
as the color banding that's horizontally placed on the panels. Each of the facades is, or each of
the entrances is recessed approximately 5 feet which creates significant shadow lines and more
articulation to the facade. And as you see the elevation along the south, the entrance detail goes
around that corner so that it again modulates that part of the building. And if you have any
questions, I'd be happy to answer them.
Skubic: I have a couple questions regarding your entrance elevation here. Would this be the
shadow that we see here in black?
Dwayne Kell: Yes. The shadow is shown as black, right.
Skubic: And above the near the signage here, would this is window or is that opaque?
Dwayne Kell: No. That will be a solid panel but it will be recessed so it will be within the
shadow area and it will be painted. That putty tone color that you have on your sample board.
Skubic: Okay, thank you.
Peterson: The depth of the recess is going to be approximately how much?
Dwayne Kell: 5 feet. Each of the entrances.
Sidney: I see on your elevation that you have what looks like notches in the top of the panels.
Are those the downspouts or?
Dwayne Kell: Those are basically overflow scuppers for the roof To relieve excess water that
might accumulate if drains get clogged on the roof.
Fred Richter: They're required by code. The drainage is interior with the building.
Peterson: Other questions of the applicant? One more. I think, turn to the parking lot. I think
this may have been recommended by staff. I'll look for comments by Bob too. We've got a
couple of...but a couple of center islands on the east side of the parking that we've kind of put to
separate out the expansiveness but I think currently the size of them doesn't really allow any trees
to be put in there, or at least doesn't portray them to be put in there. I'm wondering whether or
not, and what the rationale was for putting those in there. Whether staff recommended that. And
if so, I guess I'd like to hear from staff as to the true rationale for putting those in there.
Generous: We are recommending that...
Peterson: Is that, is it really big enough for trees to go into those or not?
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Planning Commission Meeting- May 21, 1997
Generous: You can put a tree in a 4 foot wide area.
Fred Richter: It is a tree. We have islands...I know we're working on the final number with
staff. We recognize we have to break up the parking...
Peterson: All right. I don't have any further questions. Does anybody else?
Sidney: I guess one thing about the type of signage that you propose for the building.
Dwayne Kell: Fred, maybe you can address the signage issue.
Fred Richter: Well, I think we probably, our drawings indicated, because it's probably we've got
one large tenant initially. This is potentially a multi-tenant building and with that we would have
signage over those entrances. That signage under this scheme would be signed. Limited to that
dimension. We really haven't worked out the details. Whether it's just letters on the wall or
panel. Most likely, one of the things we like about this approach, we could put just letters on the
wall which we think is a little more.
Sidney: Yeah, I'd vote for that.
Fred Richter: And because of the fact that we can repaint them when tenants move out every 5
years or something. So that is something that we would be going to...
Dwayne Kell: Also on the signage issue, the intent of that band was to more or less frame the
sign and create the place for it consistently throughout the building so that a panel in back of it
wouldn't be as desirable as just placing it on the band itself.
Fred Richter: ...about this archway, we will probably have some down lighting up into the
archway so at night... We're actually, we think this is architecturally a big improvement to what
we've done the last couple of years in addressing the overall issues and trying to take an office
warehouse, manufacturing building...
Peterson: All right, thank you. This item is open for a public hearing. Can I have a motion to
open it to a public hearing and a second please?
Conrad moved, Blackowiak seconded to open the public hearing. The public hearing was
opened.
Peterson: Anyone wishing to address the Planning Commission,please do so now and come
forward and state your name and address please.
Conrad moved, Brooks seconded to close the public hearing. The public hearing was
closed.
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Planning Commission Meeting - May 21, 1997
Peterson: Commissioners. Bob, any thoughts regarding this presentation?
Skubic: It's very nice. I think the applicants have done a good job of, when I first looked at the
perspective from the front I was,had a very good initial reaction. I think it's a vast improvement.
I'm happy with it. What more can I say?
Peterson: LuAnn.
Sidney: Yeah, I like the plan as it's presented and think it's a good improvement over the past
presentation. I guess one thing I was going to ask about the bicycle parking and storage on the
site. I guess I didn't see where that was. That was my only question. But other than that I guess
it looks fine to me.
Peterson: Okay,Ladd.
Conrad: Yeah, far better presentation. Thank you for doing that. That's night and day.
Fred Richter: You notice we had to bring the boss in tonight.
Conrad: Well I noticed that changed too but, no. It's good. You reduced the size of the scale
but also the presentation and what you gave us was what we wanted to see so thank you for doing
that. No other comments.
Blackowiak: I agree. Much better and Allyson and I were just commenting. It would be nice to
have windows over these doors. That might be asking a little much. I do think it's much better.
Thank you and a little more glass might be nice but.
Fred Richter: We had that option but the tenant...
Blackowiak: It would be a nice feature. I'm sure it would be more expensive but.
Peterson: Allyson.
Brooks: Well like Alison was saying, we were just sort of muttering between ourselves that
yeah,more glass would. I think more glass would give it that little extra character and again, you
know I understand it's expensive. Just something to keep in the back of your mind. I think it
would look really nice,particularly consider the archway and whether that's feasible or not, I
don't know but I agree with everybody else. You know 2 weeks ago I was fairly rude about the
fact that I didn't like the building and I have to say this is much better and the presentation really
made the building come to light and gave me a much better feel for it so yeah, I have no
problems with this building. And thank you for taking the time to make a presentation.
Peterson: Good, thanks. My thoughts are the same too. It is a tremendous benefit, I think the
Council will appreciate your time and effort put in also. I think it will give a much better
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Planning Commission Meeting - May 21, 1997
perspective of really what they're approving so I totally agree. With that, may I have a motion
and a second please.
Skubic: I'll make a motion that the Planning Commission recommend approval of Site Plan #97-
6 for Heartland America, a 101,600 square foot office building on Lot 3, Block 1, Gateway
Business Park shown on plans prepared by Ankeny Kell Architects dated stamped April 4, 1997,
subject to conditions 1 through 23 as presented by staff.
Conrad: Second.
Skubic moved, Conrad seconded that the Planning Commission recommends approval of
the site plan #97-6 for Heartland America, a 101,600 square foot office industrial building
on Lot 3, Block 1, Gateway Business Park, shown on the plans prepared by Ankeny Kell
Architects, dated stamped April 4, 1997, subject to the following conditions:
1. The storm sewer in the rear of the building shall be redesigned to connect to the storm
sewer proposed in the north/south street. The storm sewer in the southeast corner of the
site shall be redesigned to drain into the proposed storm sewer along 82id Street West.
2. All driveway access points shall be constructed per the City's Industrial Driveway Detail
Plate #5207.
3. Erosion control fence shall be installed and maintained around the perimeter of the site
except the west side until all disturbed areas have been revegetated and removal authorized
by the City. Storm sewer inlets shall be protected with silt fence, hay bales or rock filter
dikes until the parking lots have been paved with a bituminous surface.
4. The applicant shall enter into a site plan agreement with the City and provide the necessary
security to guarantee erosion control, site restoration and landscaping.
5. The City's boulevards must be restored with sod. If a trail/sidewalk is installed along 82nd
Street West or north/south street, the site plan drawings shall be revised accordingly and
include pedestrian ramps at driveway access points.
6. Commencement of construction for this development is contingent on the recording of a
final plat for Gateway Business Park.
7. Increase evergreen plantings on northwestern and southwestern ends of building to screen
loading area from road.
8. Plant materials used shall meet minimum requirements. Revise Heartland plant schedule to
reflect ordinance requirements of 7' evergreens.
9. Each landscape peninsula must have one shade tree. Landscape peninsulas less than 10 feet
in width must have aeration tubing installed.
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Planning Commission Meeting- May 21, 1997
10. The buffer yard requirement along the north/south road and 82nd Street is buffer yard B.
The applicant shall install 17 overstory, 35 understory, and 52 shrubs along the north/south
road and 5 overstory, 11 understory, and 16 shrubs along West 82nd Street.
11. Watermain shall be looped and extended to the west side of the building. Hydrant spacing
shall not exceed 300'. Contact Chanhassen Fire Marshal for exact locations of additional
fire hydrants.
12. No Parking Fire Lane signs and yellow curbing shall be provided. Contact Chanhassen Fire
Marshal for exact locations of signage and painted curbing. Pursuant to Chanhassen Fire
Department/Fire Prevention Policy 06-1991.
13. Install a post indicator valve on the water service coming into the building. Contact
Chanhassen Fire Marshal for exact location.
14. When fire protection including fire apparatus access roads and water supplies for fire
protection is required, such protection shall be installed and made serviceable prior to and
during the time of construction. Pursuant to 1991 Uniform Fire Code Section 10.502.
15. The building must comply with Chanhassen Fire Department policy regarding premise
identification. (Copy enclosed.) Pursuant to Chanhassen Fire Department/Fire Prevention
Policy#29-1992.
16. Comply with Chanhassen Fire Department policy regarding maximum allowed size of
domestic water service on a combination domestic/fire sprinkler supply line. Pursuant to
Chanhassen Fire Department/Fire Prevention Policy#36-1994.
17. Comply with Chanhassen Fire Department/Fire Prevention policy regarding notes to be
included on all site plans. Pursuant to Chanhassen Fire Department/Fire Prevention Policy
#04-1991.
18. Comply with Chanhassen Fire Department/Fire Prevention policy regarding pre-fire plans.
Pursuant to Chanhassen Fire Department/Fire Prevention Policy#07-1991. (Copy
enclosed).
19. Comply with Chanhassen Fire Department/Inspections Division policy regarding water
service installation for commercial and industrial buildings. Pursuant to Inspection
Division Water Service Installation Policy#34-1993. (Copy enclosed).
20. Comply with Chanhassen Fire Department policy regarding fire sprinkler systems.
Pursuant to Chanhassen Fire Department/Fire Prevention Division#40-1995. (Copy
enclosed).
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Planning Commission Meeting - May 21, 1997
21. The applicant shall add painted panels with reveal edge to mimic windows which shall be
continued on the north and south elevations.
22. Pedestrian access shall be provided from the site to the public sidewalk and trail system on
West 82nd Street and out to the north/south street.
23. The applicant shall provide areas for bicycle parking and storage on site.
All voted in favor and the motion carried.
APPROVAL OF DEVELOPMENT DISTRICT NO. 6, TAX INCREMENT FINANCING
DISTRICT NO. 6-1.
Todd Gerhardt presented the staff report on this item.
Peterson: Any questions for Todd? I guess you got an A on your verbal presentation too.
Sidney: One comment I guess I was noticing the PUD plan as it's attached. I don't think it's up
to date in terms of information.
Gerhardt: Yeah, that was the most current plan that I had. I think that is the reference so they
understood where the project area was. That will not be included in that plan itself. And Bob
will make sure that the developer...A good point.
Peterson: Other questions? Does this require a public hearing? I don't think it does, does it?
Gerhardt: It's not on the Planning Commission agenda. It does on the City Council and this
coming Monday, the City Council has that scheduled to take city input. And we also provided
notice over to the School District and County and to date we have not received written
comments. However, the School District does have us on their schedule for the 29th to give them
an overview of the project.
Peterson: So all that's really needed from us is just the approval as presented tonight?
Gerhardt: Yeah. I think it was 2, or 3 weeks ago that you did approve the PUD for this area and
basically that's when you took your action on this. ...through their application they have met the
state requirements and they have made all...so when you made your motion basically that night,
you have approved the development consistent for the city and the overall development.
However under Minnesota Statute...recognize that issue by...and the plan does call up for a
water reservoir built in the area. Future possibility of extension of Coulter Boulevard. Parklands
that are to be used as part of the development...transferred from the developer to the city. And a
trail system and the intersection changes. Traffic signals and the intersection construction. All
that is outlined in the plan as public improvements that need to be...also know that we are going
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Planning Commission Meeting- May 21, 1997
to enhance the tax base, industrial tax base. Create employment opportunities in our community
and assist this development...
Peterson: With that, May I hear a motion from my fellow commissioners?
Blackowiak: Can I make a quick comment? We had, I mentioned this to Bob the other day. 1(a)
states the extension of Coulter Boulevard. And I would request that we consider amending that
to the potential extension of Coulter Boulevard or something similar so that should the Council
or the Park and Rec Commission or whomever decides it. That is something to do, that we have
not passed a resolution stating the extension. We just, there may be the potential or possible or
some word that would not require the extension.
Gerhardt: That can be done.
Blackowiak: Okay.
Gerhardt: I think the Council would probably...
Peterson: With that comment, may I hear a motion.
Blackowiak: I will move then the Planning Commission approve the development of District
No. 6 and TIF District No. 6-1 consistent with the city's comprehensive plan and zoning
ordinance, including items 1 through 5 with item 1 amended to say the potential extension of
Coulter Boulevard.
Peterson: Is there a second?
Brooks: I'll second it.
Peterson: Any discussion?
Blackowiak moved, Brooks seconded that the Planning Commission recommend approval
of the resolution declaring the program and plan for Development District No. 6 and Tax
Increment Financing District No. 6-1 consistent with the city's comprehensive plan and the
plans for development of Chanhassen as a whole with item 1 in the purpose of the district
being amended to state the potential extension of Coulter Boulevard. All voted in favor
and the motion carried unanimously.
BLUFF CREEK ORDINANCE DISCUSSION - MARK KOEGLER.
Mark Koegler: Mr. Chairman,members of the Commission. I don't know if Bob had any
introduction. Did you want to do anything or do you just want to launch into this? We'll launch
into it. I'm Mark Koegler with Hoisington-Koegler Group, for those of you that I haven't met in
the past. If you don't mind, I will adjourn to the table over here so I can take some notes as we
go through some things. I know some of you were present at the meeting we had Monday night
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Planning Commission Meeting - May 21, 1997
to kick off,at least formally kick off the comprehensive plan effort. I think in talking to Kate,
kind of what she envisioned for this evening's efforts as well at least,not kick off in such a grand
scale but kick off...as far as the Planning Commission's direct involvement goes. And what I'd
like to do is kind of briefly outline. I think you're all familiar that we're talking about the Bluff
Creek management plan that undoubtedly by now you've all committed to memory. A lot of
information. We're kind of talking about framework issues tonight and what it's going to take to
take this plan from the plan you adopted at the end of last year into actual implementation and
there's been some... The management plan really relied upon three principle tools for
implementation. They're pretty well detailed there. ...there probably are a few tools that we're
going to have to look at supplementing. Specifically there is the...ordinance and issues that are
within that that you're aware of may need to be modified in order to achieve some of the
recommendation revision that's outlined in this document. One of the tools that we've talked
about before that's likely to be used will be some form of density transfer. At least we'll be
discussing that as an alternative,whereby obviously we will take that density from otherwise
very sensitive lands and apply that to other areas...parcels which may not be as sensitive and the
issue with the...problem in transferring that density from say a higher density classification to a
lower classification and in the attachment I think the packet...memorandum that Bob put
together in January or so,did a very nice job of laying that out... As we look at some of the
issues,just to kind of give you a preview of what likely may happen, we also... that public
acceptance of this concept is probably going to require some education. Maybe in general will
require that. It's easy to sit here tonight or in previous sessions and talk about how a good way to
achieve this might be to cluster or transfer density and so forth but when you start really looking
at what that means, what that means is we're taking the density from one area and we're
concentrating it in another area. And if you focus on one area, yes indeed...higher density. Look
at the watershed as a whole...parcel as a whole, overall it's much lower. I think we'll have to
kind of walk through that together and probably spend some time sorting that out. Because
clearly as part of the implementation is kind of these conceptual ideas that we talk about will
actually become a reality... I think it's probably fair to anticipate that again it will take some
public education and acceptance if that concept... The actual form of the ordinance that we're
going to be looking at,you've worked with various... The model that's likely to be followed is
similar to I think it's the Highway 5 ordinance which is...but a provision that will have a set of
overlay standards that will be on top of or inclusive of the...zoning classification and
requirements that are contained within that. So within the geographic area that's defined as the
Bluff Creek area itself, this extra set of rules apply. The intent also is clearly that the ordinance
will have outlining within it specific tools and standards also...achieving the overall objectives
of the Bluff Creek management plan. We also would anticipate and is probably again similar to
the Highway 5 ordinance is that there will be a fairly liberal use of graphics within that to help
very quickly convey the concepts and ideas that sometimes are more difficult to sort out as you
read through a report. So we're going to try to make the ordinance very understandable and very,
certainly true to the purpose of implementing the plan. It's probably premature to sit here tonight
and focus specifically on one thing...because we've just begun some background research and
we're kind of meshing that with the recommendations of the plan and coming back to you in
subsequent sessions. I think it's fair to say though that the tools that we'll be focusing on,there
will be a number of them. There will be a number of them that, some of them are probably ones
that you're familiar with. I touched on density transfer before. We'll attempt to undoubtedly
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Planning Commission Meeting- May 21, 1997
look at specific standards regarding impervious surfacing within the overall district. It may be
different. It may need to be different than the...from a technical standpoint. Chanhassen has
been pretty diligent throughout the years in it's application of best management
practices...context of larger study areas but... For those of you water quality enhancing methods
that undoubtedly will be used and employed. The conservation easement...again to preserve
significant open space or significant natural resource area... Land dedication to the degree that
park and open space can be included as a part of that. Another tool that will be looked at. We
should be so lucky to think that maybe we'll get a couple of land donations along the way. You
never know. We have seen that in other communities that we've worked in where once you've
identified an overall plan that's as comprehensive as this is and it... that may be a factor...
Purchases of land clearly is one of the items detailed in the capital improvement program. There
are corresponding budget amounts within there and I think that will be refined and it will be used
as a tool that will be outside of the ordinance work that we're specifically talking about tonight.
Then there's always the possibility of conjuring up something new...incentives that we may be
able to look at them may be appropriate here... typically might require special legislation in order
to...so we're not closing our eyes I guess to only traditional tools and taking a broad spectrum
look at what actually is done to implement the plan. [think it's probably safe to say that there is
not any one specific rule that handles this ordinance to make this comprehensive of a plan
actually take shape and...over time it's really going to be a collection of the structure of the
ordinance and recommendations of the ordinance and some of the peripheral or the buying of...
Things that tie back to the plan and the comprehensive plan itself. As far as a schedule goes, we
are looking at trying to wrap this up by potentially the summer and I think it's...Kate's kind of
trying to coordinate with the comprehensive plan. Specifically tonight after the introduction of
this, be able to slot in an agenda time in June, depending upon what the agendas look like, to take
a better look at the graphic analysis. Maybe an... You've all had the large plans and you've had
the color plans and so forth but taking a look a little harder at the densities that are within that
and what that begins to mean if we talk about density transfer or something of that nature. And
how will that really work and what might it look like. We'll be focusing on that a bit next time.
Perhaps I'd expect we'd have...things that set the tone in the ordinance itself and are important
in that regard. We're looking then at having a draft of this together in, basically in total for you
to look at in July. As necessary, July and August to work your way through that and then
tentatively looking at a public hearing sometime in September. The goal then being over the
course of time, once it's in place, to actually begin implementation of the particular sites. So
that's kind of my walk through. Give you a preview of what we're going to accomplish. We
have a lot of detail...and then field any questions...
Peterson: Questions from fellow commissioners?
Skubic: Density transfers will be within the Bluff Creek zoning all right?
Mark Koegler: Yes,correct.
Skubic: So people who are moving into the district really wouldn't know what would be going
next to them. We wouldn't be able to say a whole density development. There might be a
transfer and that might change.
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Planning Commission Meeting - May 21, 1997
Mark Koegler: I think that's why we want to get into some of the picture of what this looks like
next time. Really the first step, raising a good point. How are we going to work that property?
What are the expectations? Not only for your property but the property next to you and if you
spent some time pouring through that you noted there's a primary and a secondary zone that are
talked about with regard to preservation... And indeed we are looking at standards that apply to
the Bluff Creek area but the Bluff Creek area is also adjacent to property that's not in the Bluff
Creek area, and I think we can look at all those interfaces and ultimately that might lead to
standards to provide some kind of transition...kind of buffering between those types of uses
where those situations occur so we're going to certainly focus on that...
Skubic: Thank you Mark.
Peterson: Mark, is there any way, and I think we've at various times talked about this before but
waiting until September to really have a formal public hearing. Are there ways that we can
proactively get feedback and involvement from the community before the plan is done?
Mark Koegler: Yeah I think, I would certainly assume that's possible. Particularly since perhaps
the opportunity might be there that there are these series of comprehensive plan meetings that the
public's going to be apprised of...how that fits into that schedule.
Peterson: And I know it's difficult to get involvement but I guess I'd certainly like to try as best
as we can.
Mark Koegler: There's always a fine line in defining exactly when is an effective time for
involvement, not from the Planning Commission point of view but the public's point of view
also. I think we need something to kind of...that's a little definitive to look at and say I like this
about that or I don't like that. I think we clearly need to get part way down the road but certainly
there's probably interim times when we...
Peterson: Other questions?
Conrad: To get, density transfer's going to be a tough one. Although it's a great concept.
We've just never done it in this town. Mark have you, you haven't mentioned reducing the
minimum lot size. And that's probably a better way,more,well I don't even know that. But I'd
sure like you to take a look at that in this overlay district and I'm not sure if that still goes back to
a zoning issue or if it can be beveled in but I think we have to look at that because I think density
transfer's just going to be a tough one to.
Mark Koegler: That's a good point. I mean I think really all of the regulatory aspects of the
zoning ordinance will be looked at...so I think clearly that's within the boundary of what we'll
be looking at.
Peterson: Other questions?
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Planning Commission Meeting- May 21, 1997
Conrad: It's interesting. So basically the Bluff Creek plan is not implementable unless we, in
full, unless we make it economically feasible by compensating the landowners around. It's kind
of a nice way to preserve an asset but now we're trying to figure out how to fund the preservation
of the asset.
Mark Koegler: Well there's obviously a line that's being walked here and you can't simply go
out and identify land...open space without some kind of compensation to the owners. When you
reflect what rights property...for various parcels. So there's going to be an interesting interplay
there. I think the lot size issue...could have application here... We're going to look at all
feasible alternatives and bring those to you but yeah, that does have some... It's not going to be
easy to do. It's easy to identify it but...my comment, it's easy to talk about kind of abstract
density transfer but once you're looking at a specific plat, it becomes a different world. The
other comment that I would make quickly is that I think clearly and recently staff and the Council
have accomplished some of the goals. ...one of the subdivisions that you reviewed,and you
have to help me with the name of it Bob.
Generous: Walnut Grove.
Mark Koegler: Okay. The one that Rick Murray proposed. I know there was a lot of give and
take and yet the bottom line is, the line of land to be conserved is pretty close to what's identified
in this report. So even without the structure being in place today as we hope it will be, which
will make it more effective,there are ways of implementing it now. It's not as though there's no
way to begin to do this until such time as an ordinance is in effect. It's clearly in the City's best
interest to just head off what...
Conrad: What was your leverage when you were working with Rick Murray? How do you do
that Bob when you really don't have an absolute mechanism to preserve the added 150 feet for
setback? How do you negotiate?
Generous: It was a confluence of good things. Sathre-Berquist being the engineer for the project
and... He saw the benefit for the development overall.
Conrad: More marketable maybe, okay.
Generous: But it took a long time. If we had the ordinances.
Conrad: But he could have said you can't do it. He could have couldn't he?
Generous: ...plus Rottlund was willing to...new bungalow style home and that provided
some...they wanted to try out some new villa homes. We showed them the advantages of getting
a walkout unit...
Peterson: Other questions? Comments?
Brooks: Does land donation usually have a tax incentive?
13
Planning Commission Meeting - May 21, 1997
Mark Koegler: I'm sorry.
Brooks: The land donation program. Is that usually a tax incentive?
Mark Koegler: Yeah, there are some tax incentives that certainly are attributable to donations
and I know Chanhassen going back it was probably 15-20 years ago has used that with their
parklands. Herman Field for example was acquired, or when somebody realized the tax
donation.
Peterson: Okay, thank you. Thank you...
APPROVAL OF MINUTES: Conrad noted the Minutes of the Planning Commission
meeting dated May 7, 1997 as presented.
ONGOING ITEMS:
Generous: The next thing you'll see in regard to the... Fortunately Chanhassen has a lot of
ordinances in place to do preservation... We've had discussions with Villages are looking...
Skubic: When is the hotel construction going to start?
Generous: Any time now. There's an office building, commercial building... That will
probably be in '98.
Conrad: TIF didn't go through.
Generous: At the legislature...
Conrad: Specifically for that project.
Generous: Because the way the statute's curri:nt:y written, if a property is green acred, you can't
use TIF. Create a TIF district out of it... There are some other ways that we could look at, the
Carver County HRA...
Peterson: Any other items?
Generous: I can update you. The Springfield Addition...TH 101 and Lyman received final plat
approval... It was put on hold because of the utilities upgrade in that area... And Meadows at
Longacres 4th Addition... City Council did approve a wetland alteration for chemical treatment
notification... Phil's here. He can explain how we...
Elkin: Basically we put together a brochure...and also notified companies that provide the
service to let us know where they're treating because there are some, in investigating I found a
couple different bacteria products that are a tenth the cost and are advertised more effective...
14
Planning Commission Meeting- May 21, 1997
Hopefully steer people in a different direction. On that note,I've gotten an article in the
newspaper... Probably 5 calls about... Last year I didn't so I don't know what to tell you...
but the City's position is not to...
Conrad: ...talk to Phil a second here and I don't know if it's, it's probably worth the discussion
in front of the Planning Commission. Lotus Lake reviewed milfoil control funding, I think
funding came through.
Elkin: DNR.
Conrad: DNR and a little bit monitored by Phil and we hired a consultant. And what I wanted to
do was for the whole lake to get some kind of a management plan. Now just some consensus,
and it's not as much a plan as consensus from lakeshore owners as to how do you manage
milfoil. Real polar thinking. Some people don't want to treat because worrying about 24D and
some people do want to treat because you can walk on water in the lake. The milfoil's that thick.
The hope was that this consultant would bring things together and that just, you know I've got to
do some, I've got to talk to you Phil separately but it didn't happen and I just want to, it could be
my fault too for just not managing it a little bit better but basically he laid down five alternatives
that you can roll them. You can do this but really there wasn't a lot of insight. The concern was.
what does 24D do to you. Milfoil will come back every year and you know, you sort of worry
about,well not every year but it will come back and then so you treat the lake and you treat the
lake and pretty soon it will enter the whole biological, it will be part of the animal chain. It was a
hope that we could have heard some stuff like that and we didn't so you know, I'll end my
conversation here. I think we didn't do a good job as an association really managing it because
we kind of hoped the consultant would do it and we didn't manage the consultant that well. And
he didn't give us maybe the information so, I just want to share that with you and it's not his
fault. It's just the way we managed him and I don't know that we got our$3,000.00 worth of
guidance.
Elkin: Well the problem with milfoil, right now it's spreading and there's no easy, quick fix
solution to it. It's choking out the lakes. What happens is,unlike other aquatic species that will
grow up from the bottom and get a distance from the top. Milfoil goes right to the top and mats
on the top so you can't, it makes it difficult for water-skiing is out of the question. Getting your
boats in and out,you're constantly getting weeds caught in your propeller. And they are treating
it with...as this consultant pointed out, the most effective way without doing work is treating it.
Spraying chemicals. You can weed it out. You can pull it out manually with...racks,but it
fragments on it's own it goes crazy. The other plants in the lakes in Minnesota have not learned
to compete with milfoil. Eurasion milfoil. There is a northern milfoil that's native to lakes but
have not learned to compete with Eurasion milfoil so basically it's just taking over. Similar to
purple loosestrife. What that's done... There is some hope that some weevils that are found
native to, in our lake will start feeding on milfoil but as I was afraid that this report would show,
there's no, that's another issue...you can spend thousands of dollars at and you're not going to
have an answer you like. I think what I'm trying to...lakeshore owners frustration with the
raising tax rates, you've got lakes now you know over crowded. Jet skis. Load watercraft are
really...as more people move to Chanhassen, the lakes are getting used more and milfoil and
15
Planning Commission Meeting - May 21, 1997
these exotics are coming in and just really the lakes are not that much...as people remember
them 10 years ago. And another issue on Lotus Lake is we have a Lotus lily which is an
endangered plant species and...will kill it and that's probably the biggest fear I have is that...it
will become extinct.
Conrad: Yeah, it will be gone. Well the good news is that to a degree there's coordination. Half
the lakeshore owners will treat at one time. Will know when the chemical's in. We saw some
real bad stuff last year when individuals treated and you don't have a clue that they're treating.
Little orange signs go up but the skiers who are usually from off the lake, they don't have a clue.
You don't want to fall in that stuff. You just don't. So again,the good news is there's probably
some degree of coordination which is positive.
Peterson: Thanks. Anything else Bob?
Generous: Not right now.
Conrad moved, Blackowiak seconded to adjourn the meeting. All voted in favor and the
motion carried. The meeting was adjourned at 8:00 p.m.
Submitted by Kate Aanenson
Planning Director
Prepared by Nann Opheim
•
16
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Ing-distance commuters battle long hours in traffic to get to jobs in the city. But when the day
is done, many of them return to small towns, where life is quiet, safe, and charming.
JUNE 1997 TWIN CITIES BUSINESS MONTHLY
PM,5
'T'_ - -_- Fw
1
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If A I,•'i
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ommuting habits say a lot about ford every morning and follow her into '
Twin Cities drivers. Some eat Plymouth. She always had pancakes .
breakfast in their cars, apply sitting on the dash. She'd first eat her �`
,e,= makeup, touch up hair styles, pancakes,and by the Loretto crossing, •
drink coffee, and even read the she'd be putting on her makeup. By
newspaper—all while driving to work the time we'd get to Hamel, she was
p in the morning. Roger Dorff spends doing her hair."
much of his commuting time watching One day he noticed a red Beretta in
them. the ditch and pulled off the road. -
--
I'm a people watcher," he says. "Sure enough, I saw the McDonald's �O
"Every day is a new adventure." pancake box with the syrup and pan- .
For 11 years, Dorff, a 58-year-old cakes smeared all over the windshield.
sales and marketing representative, Luckily, she was OK, but I had often
has devoted about an hour each way to wondered how much she really watch-
getting between his home in Buffalo es the road."
,: = and the Minneapolis offices of the 01- Dorff is one of a growing number of
son Fish Company. During that time, individuals and families who have trad-
he's come to recognize the commuters ed shorter drive times for a more rural
whose routes and schedules coincide lifestyle. Commuting is becoming so
with his. popular that cities and counties,espe- ernment has even taken notice. Min-
He remembers in particular a cially in the far northern and western nesota's Wright,Chisago, Isanti, Sher-
woman in a red Chevy Beretta. "I'd reaches of the Twin Cities, are strug- burne,McLeod,Sibley,LeSueur,Rice,
meet her at the traffic light in Rock- gling to deal with the population boom and Goodhue counties,as well as four
and increased highway congestion. counties in neighboring Wisconsin,are
According to the Minnesota State now considered part of the Twin Cities
Demographer's office, Sherburne Standard Metropolitan Statistical Area
County's population grew from 41,945 designated by the U.S. Office of Man-
; in 1990 to 51,328 in 1995. Likewise, agement and Budget.
Wright County's population increased More and more commuters think
from 68,710 to 77,232 in 1995. These the long car time is a worthwhile trade
regions, along with several others in- to escape urban stress.Trent and Cheri
eluding some in Wisconsin,have been Weber are among them. When the
seeing similar trends.The federal gov- Webers lived in Eagan someone broke
into their garage and tried to hot-wire
the couple's Jeep. The police assessed
'z-�r: it as a professional job. "You don't
hear about the crime as much in places
� like Eagan and Edina," Trent says.
��;-_ "but it's there.,,
�- The Webers left their Eagan apart-
ment a year ago to build a house in
Monticello,where they plan to raise a
1 family in a relatively crime-free neigh-
borhood.
Y "There's crime around here,but you
` M don't feel unsafe," Cheri says. -It's a
�
'' different kind of crime—more vandal ism, kid crimes. Not like physical vio-
� � lence or cars getting stolen."
- Trent, 26,works for the Minnesota
� g ! Department of Transportation human-
,,.
a r— ot
resources department and Cheri, 28.
1 ; teaches art at Inver Grove Height
meg Middle School. They wake up shorth
*. ,4 _ � \ ._ PHOTOGRAPHS BY MIKE BUT
= y t �, 'ate .„.a �_ T
Sherburne County's population grow 1111111 41,045 in 1990 to 51,323 in . 5.
after four in the morning and hit the highway by and wife drive together.
lChChoosing to Car-pool five.Cheri drops Trent off at his office near the "We leave by 6 a.m.,drop the kids at daycare
C I+ool state capitol and arrives at school by quarter af- before school,and they go right back to daycare
Car-pooling isn't for everyone,but sharing the drive ter seven. after school and wait until we can come i�
can cut fuel costs and alleviate daily driving duties. pick
A significant portion of people in the Twin Cities use "People think I'm nuts at work for living out them up,"Pam says.
car pooling or alternative transportation to get to here,but then they come out here and actually Commuting extends the day for the entire
work. drive it and they say it's not as bad as they family, Pam admits, but the children seem to
Minnesota Rideshare,known predominantly as a thought," Trent says. "There are people who cope with the schedule.They've never known
contact database for car-poolers,has expanded as drive across Minneapolis and it takes a half anything different,she says.
the community it serves has grown.The 1977 oil
crisis paved the way for the organization's inception hour." "It works OK,but it is a long day for them."
as a division of the Metropolitan Council,says Trish Other commuting motorists,like Maren Mer- Pam says. "They're used to it because they've
Moga,manager of Metro Commuter Services gen,a resident of Avon,commute for economic been doing it since day one, but they always
(formerly known as Minnesota Rideshare).The and career reasons.More better-pay- look forward todays off. I think that's a
name was changed in January to better reflect the jobs—andP Y' my Y
division's wide-ranging services,which now include ing jobs—are more abundant in the Twin Cities common trait among most kids with working
such services as guaranteed-ride-home programs, metro area than in outlying areas. moms.They want you to be home."
preferred-rate parking,employer outreach, Mergen's alarm clock sounds at 4:45 a.m.,sig- Pam says the worst days also make them par-
newsletters,telecommmuting,training programs, naling the start of her daily 80-mile road trip to ticularly grateful for life's few tranquil mo-
and a bike club.
Moga's office received more than 20,000 Minnetonka. Mergen, 41, has been going the ments. She also predicts a lifetime of comtmtt-
inquiries about car-pooling in 1995 and,according distance along Interstate 94 into the Twin Cities _
to an October 1996 database,4,900 car pools had from central Minnesota for seven years. The
been organized,involving approximately 10,500 payoff:a good job. 9f Chance?Because of the influx of people traveling Does Flail Stand a Chance?
from the Twin Cities to such areas in greater "St. Cloud [not far from Avon] is a college
Minnesota as Rochester and St.Cloud(and vice town so the pay is bad," Mergen explains. She Despite continual setbacks,some policymakers st:ii
versa),the Twin Cities program is looking at trying works as a customer-service representative with view light-rail transit as the means to alleviating
to combine databases with Rideshare programs in congestion.Twice,Minnesota has been allocated
those metro areas. a health-insurance company in Minnetonka. federal grant money to help fund LRT construction,
It also conducts commuter transportation fairs to "There are times when I miss living in the and both times the funds were rejected by local
make people aware of the many options available city," Mergen says, "but out here we have two authorities.
as opposed to riding alone. acres with woods all around. I'm to the point "There is not enough political will here to put a
"After the transit strike[in 1995],we learned now where I just look at commutingpart of light-rail system in at this time,"says Bob Vockroct,
through a follow-up survey that people's definition as who works on future transit planning for MnDOT's
of car-pooling isn't the same as ours,"Moga says. the job." metro division.'We'll be riding buses for the
-We asked the question,'How did you get to work Raising a family in which both parents are foreseeable future."
before the transit strike and then during the strike?' commuters has prompted the expansion of day- Six years ago,local authorities and the
and the choices were:alone,car/van pool,walking, care-services throughmanyschools. Elk River Minnesota Legislature put together a plan based en
bike,bus,other,or stay home because of no a funding agreement with the federal government
transportation.Most people marked the'other' residents Pam and Jeff Van Heel,who have two to help underwrite a$474 million LRT project that
category." young children, enjoy living in a rural setting would have served five major activity areas with 16
Many respondents did not consider riding with a that's not far from the big city. Although the station stops.But Governor Ame Carlson vetoed 1:
coworker,spouse,or neighbor as carpooling.But
couple built a home in Elk River threeyears Citing a lack of state funds and questioning the
anyone who rides to work with someone else to P Feds'ability to deliver on the cash.
avoid riding solo is car-pooling,Moga explains. ago,Pam was unwilling to give up the part-time "The governor does not want to get in a position
"Most interesting lately is the number of calls I nursing job she'd held for nine years.Jeff,39,is where the state foots the entire bill for a huge
receive from people who don't have a vehicle and a full-time commuter, traveling to his job as an capital investment,"says Brian Dietz,Carlson's
want to latch on with someone who does,"Moga press secretary.
says.That was really noticeable during the transit auto-body repair technician in Crystal. Critics of LRT doubt whether the Twin Cities area
strike,but I'm noticing a lot more of it now for some "It's worth the drive,"Pam,38,says."We just has sufficient population density to sustain LRT.
reason too.It may be that they have a new job and don't like the congestion of the city.We like the "Studies have shown that light-rail transit wilt not
they don't have transit where they live' city-country thing." eliminate the need for road expansion,"says Adeel
Employers also helped ease the burden on Lori,director of MnDOT's office of alternative
-
Employers
and metro area highways during the Their children,ages 7 and 10,are brought to transportation financing."I don't believe the region
transit strike,according to Moga."Employers school daycare early on the days both Pam and is ready to spend the billions of dollars needed to
otayed a big role by offering flexible start times," Jeff work.Those also are the days the husband expand transportation choices in the context of
she says."so everyone was not coming and going
light-rail transit.You really need a comprehensive
31 the same time and there wasn't as much system to convince people to make the choice to
ongestion.'Additionally,many employers have leave the car home,and we don't have the
:ontinued to offer flexible hours. —S.K. population density at this time,"
At the same time,the current bus system
provides little incentive to convince drivers to leave
their vehicles at home."Someone who travels to
Roseville from Stillwater,for example,would take
three to four hours by bus because of the
transfers,"Vockrodt says."To me,that's not an
option.' —S.K.
JUNE 1997 TWIN CITIES BUSINESS MONTHLY
Its .e .-,•: v sof _ .1 ._ ti
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The Western Metro Boom
Two of the most rapidly growing counties in the metro's Cities and 18 percent to the St.Cloud metro;Loch Elk River already had to expand Highway 101 from
outskirts,Sherbume and Wright have been struggling says."We think the number to the Twin Cities is higher, near Highway 169 into Rogers.Several major
to keep up.The population explosion and new but we have no way of gauging that other than a accidents and fatalities along the city's trunk highways
residential construction projects present immediate census.We['sant,Wright,Sherburne,and Carver 10,169,and 94 prompted the project,and ongoing
challenges in providing services to previously counties]met with the Met Council in August and they safety hazards have Minnesota Department of
uninhabited areas. told us they expect a population growth of 650,000 Transportation officials concerned as well.Similar
'We are putting together a comprehensive people,and they're concerned with the surrounding situations with Highways 55 and 25 near Buffalo and
transportation plan,but it's in the early stages,'says counties absorbing some of that and having an impact Highway 12 near Delano need to be addressed.
Dave Loch,Sherbume County administrator.'We need on us,particularly in the northwest corridor in Wright MnDOT has targeted these areas for future roadway
to fit like a glove with what Wright and Hennepin and Sherburne Counties." projects,some of which already have started while
counties are doing because their plans are already in Loch agrees with the Metropolitan Council's position others remain in the planning stages,according to
place.We also have to figure out how to handle the in trying to control the urban sprawl.Managing growth Terry Humbert,MnDOT planning engineer.
impacts on our schools and city/county services. will alleviate some of the pressure now placed squarely "In general,between St.Cloud,Wright County,and
There's an incredible gamble involved in that because on Sherburne County communities,including Elk River, Sherburne County,we're seeing traffic growing at a
if we put a lot of resources into measures in facing to try to implement services that new construction rapid rate,"Humbert says.'These areas are an
potential growth,we risk losing a lot in the future." projects ultimately require. example of how commuter trends are affecting
People who are moving to Wright and Sherburne 'How can we maintain sewer and water services and roadways."
county seats,Buffalo and Elk River,say the areas be efficient when we're so spread out?"Loch asks. In Sherburne County,highways 169 and 10 already
appeal to them because of their close proximity to St. "The Met Council is dealing with how to handle the are four-lane and better equipped to handle the influx
Cloud and the Twin Cities,Buffalo and Elk River are growth in their area....As long as we're willing to drive of traffic."We're working with local authorities in that
also just a short drive away from the state's enticing wherever we want and spend the money to do that, area to control the number of stoplights,"Humbert
northern regions,where residents escape year-round. we're going to be dealing with this.There's just not says,'and we're working with them so that they
'According to the 1990 census,38 percent of Elk enough money to construct all the needed roads and construct more frontage roads to reduce the number o4
River's working population was traveling to the Twin highway expansions." access points to the trunk highways." --S.K.
I Toa Roads?
. z ___ _ Increased traffic on Minnesota highways and Minnesota Department of Transportation,
M ,i 4 decreasing funds for highway construction have according to Adeel Lad,director of MnDOTs
".r • •• placed a burden on cities,counties,and the state office of alternative-transportation financing.A toll
� '' to find creative ways to improve services.Most road,Lad explains,would have sped up the
I . • �� r t. observers agree that the high cost of road project's start date because a user fee would
4construction far surpasses the funds that could eventually pay for it and for the roadway's future
1, be generated by raising the gas tax. maintenance needs.
This is the conundrum that faces civic leaders But the state noted that any city on the toll
in Eden Prairie,Chaska,and Chanhassen who road had the power to veto the proposal.Last
,'' want a new trunk Highway 212.The state won't September,Eden Prairie did just that,citing a
free up construction funds even though much of reluctance to be a test case for such toll roads.
the needed land is already owned by the state. 'The road would have been built in three to
As a result,a toll-road proposal came from the four years,"Lari says."As it stands,the new 212
-. .t.. / •
private sector and was approved by the will not be built for 15 to 20 years." —S.K.
munities as Buffalo and Elk River. places like St. Cloud to the Twin Cities,so it'
1 John Pierson,55,and Thel Sonnen- not that bad,but we sure did feel sorry for our
_'''_moi berg, 51, are two of these out-state selves,"Sonnenberg says.
t travelers who are difficult to track. "The drive gives us a chance to talk thing
They make a long-distance commute over and make plans,discuss the day,and pia:
.04111.10°-: to a bedroom community for work the schedule for the following day," Pierso
_ each day. says. Driving in the winter isn't easy, Piers°
Pierson and Sonnenberg lived in an admits, and the early morning hours still occi
Roger Dorff, who commutes from Buffalo to Minneapolis, apartment in Brooklyn Park for 19 sionally are a struggle. But like many con'
watches other motorists get ready for work while driving. years before moving to Milaca three muters,Pierson and Sonnenberg believe there
years ago. That's when the couple ac- a tradeoff that makes it all worth the hassles.
in;for her family."You do whatever works for quired a small soup-and-sandwich shop in Buf- "Living in the country is more relaxed,moi
your family."Pam says."We feel the tradeoff is falo,which is about a 45-mile drive from their friendly," Sonnenberg says. "You can wave
well worth it." home. people you don't even know and they way
Not all commuters are traveling into the Twin Their business requires early morning hours. hack. Sometimes it's worth the drive just h
Cities and to their suburban neighbors. As ar- Sonnenberg and Pierson leave for work around cause of the peace and quiet,no neighbors." U
Las like Wright and Sherburne Counties contin- 5:30 a.m.—a regimen they both disliked when
ue to swell,new commerce and business oppor- they first started it. Sheila Knop is a freelance writer who lit-es
tunities are cropping up in such bedroom corn- "1 know a lot of other people who drive from Buffalo.
TWIN CITIES BUSINESS MONTHLY JUNE 1997 6