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A-3. Highway 101/61 Corridor Utility Study UpdateMEMORANDUM CITY OF TO: Todd Gerhardt City Manager Uflffilll NEM FROM: Kate Aanenson, AICP, Community Development Director 7700 Market Boulevard DATE: April 1, 2014 ©1� PO Box 147 Chanhassen, MN 55317 SUBJ: CSAH 61 Corridor Land Use and Utility Study Update Administration Phone: 952.227.1100 BACKGROUND Fax: 952.227.1110 Building Inspections The CSAH 61 Corridor Study is under way. The purpose of this report is to inform Phone: 952.2271180 the Planning Commission about the process and the opportunity to provide input and Fax: 952.227.1190 review of the plan. Attached is the planning process that is being followed by the consultant. Engineering Phone: 952.227.1160 Fax: 952.227.1170 Finance Phone 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax: 952.2271110 Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax. 952.227.1110 Public Works 7901 Park Place Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site www.ci.chanhassen.mn.us ANALYSIS One of the most important considerations of the plan is "the vision for the area of the city ". I have attached the Land Use section of the city's Comprehensive Plan and a map of the study area. After reviewing the planning process to date and the attributes of the study area, the Commission should be prepared to discuss their vision for this area. ATTACHMENTS 1. Planning Process. 2. Land Use section of Comprehensive Plan. 3. Maps of study area. g: \plan \61 corridor study \pc worksession 4.1.14.docx Chanhassen is a Community for Life - Providing for Todayand Planning for Tomorrow Nanning Process Kickoff /Data Gathering ® Field Trip ® Workshop l • establish study area constraints /givens • variables / "if thens" • parcel by parcel issues and challenges - - °..I` Open House I • project information sharing • property owners, developers, interested parties i ® Workshop II • establish options, alternatives and development scenarios for each parcel I* Open House]] • seek input as to preferred recommendations and options .. Joint Council /Planning Commission Work Session • share work completed to date • summarize feedback from open houses • seek buy -in as to preferred solutions and recommendations °-...... EN Draft Summary Document 0 City Ian ng Commis orn Action County Road 61 Corridor Study 3 2 Land Use 2.1 - INTRODUCTION The purpose of the land use plan is to identify appropriate locations for all types of uses and provides for the orderly expansion of municipal services through the Metropolitan Urban Service Area (MUSA) phasing plan. The land use plan influences the framework for the way the land is used and ultimately provides the community's quality of life. The plan also provides the structure for the City Council, Planning Commission, and Park and Recreation Commission to make decisions on individual development requests. 2.2 - DEVELOPMENT INFLUENCES The City has a wealth of natural resources including 12 lakes, 356 wetlands, and the origin of several major stream drainages including Bluff Creek, Riley Creek, and Purgatory Creek. The City also has some very sensitive aquatic resources such as Assumption Creek, Seminary Fen, and the wetlands associated with the Minnesota River. Cumulatively, wetlands total 2,370 acres within the City limits, which is approximately 15% of the total area of the City. Storm water ponds account for an additional 78 acres of aquatic habitat. Lakes compose a significant portion of the City, with the 12 mapped lakes comprising 1,526 acres. Cumulatively, surface water features (lakes, wetlands, streams and ponds) account for 4,269 acres of the City's surface area. The City is bordered by the Minnesota Landscape Arboretum to the west, the Minnesota River to the south, and is border by six municipalities: Shorewood, Minnetonka, Victoria, Shakopee, Chaska and Eden Prairie. With Minnetonka, Eden Prairie and Shorewood by and large mostly developed, Chanhassen will continue to see growth in all sectors of land use. One of the biggest factors influencing this growth is the construction and anticipated completion of new Highway 212. In the City's 2020 Land Use Plan, a build /no -build scenario was contemplated for Highway 212. With the construction of the highway, the City was afforded the opportunity to revisit the recommended land uses along the corridor. It is anticipated that residential growth will continue on its pace with access to the new highway. Job creation has grown and the City will have added over 3,500 jobs over the last ten years. The City anticipates over 15,000 jobs by the year 2030. 2.3 - GROWTH FORECAST Figure 2 -1 outlines anticipated development in five -year stages: City of 'Chanhassen • 2030 Comprehensive Plan LAND USE 12 1 Figure 2.1: Land Use Table in 5-Year Stages, Existing and Planned Land Use in Acres Within Urban Service Area Allowed De ally Range Housing Units /Acre Existing (2000) 2010 2016 2020 2026 2030 Change 2000.2030 Minimum Maximum Residential Land Uses Low Density Residential (developed) 1.2 4 2,600 3,100 3,920 4,500 4,550 4,702 2,102 Low Density Residential (vacant) 2,102 1,602 782 202 152 Medium Density Residential (developed) 4 8 155 300 320 350 375 400 245 Medium Density Residential (vacant) 245 100 80 50 25 High Density Residential (developed) 8 16 55 112 140 180 195 218 163 High Density Residential (vacant) 163 106 78 38 23 Mixed Use Primarily Residential' (developed) 8 20 30 40 45 50 50 50 20 Mixed Use Primarily Residential' (vacant) 20 10 5 - C /I Land Uses Est. Employees /Acre Commercial (developed) 25 240 270 300 318 320 326 88 Commercial (vacant) 88 58 28 10 8 Industrial (developed) 7 500 632 800 841 860 883 383 Industrial (vacant) 383 251 83 42 23 - Office(developed) 28 240 260 300 325 334 339 99 Office (vacant) 99 79 39 14 5 Mixed Use Primarily C /I' (developed) 26 35 40 45 65 65 65 30 Mixed Use Primarily C /I' (vacant) 30 25 20 - - Extraceve Public /Semi Public Land Uses Institutional 1,213 1,213 1,213 1,213 1,213 1,213 Parks and Recreation 417 430 438 457 457 457 40 Open Space 934 934 934 934 934 934 - Roadway Rights of Way 1,237 1,237 1,237 1,237 1,237 1,237 utility Railroad Airport Subtotal Severed 10,786 0,799 0,807 10,826 10,826 10,826 3,170 Outside Urban Service Area Minimum lot size Maximum lot size Existing (2000) 2010 2016 2020 1 2026 2030 Change 2000 -2030 Rural Residential 2.5 acres or less Rural Residential 2.5 -10 acres 2.5 na 971 971 971 971 971 971 - Rural Residential 10 -40 acres Agricultural 40 +acres 40 27 19 - - - (40) Agriculture land use 904 1 904 904 904 904 904 - SubtotalUnsewered 1,916 1,902 1,894 1,875 1,876 1,875 (40) Undeveloped Wetlands (within land use designations) - -- 2,210 2,210 2,210 2,210 2,210 2,210 - Open Water, Rivers and Streams - -- 2,059 2,059 2,059 2,059 2,059 2,059 - Total 14,760 4,760 4,760 4,760 14,760 14,760 3,130 2 2 1 LAND USE City of Chanhassen e 2030 Comprehensive Plan 2.4 - LAND USE COMPARISONS Figure 2.2: 2008.2030 Land Use Comparisons Land Use 2008 Existin a Land Use 2030 Land Use Plan Acres Percent Acres Percent Commercial 142 1.2% 328 2.2% Office /Industrial 694 5.7% 883 6.0% Office 114 0.9% 339 2.3% Parks & Open Space 1,297 10.65i 1,391 9.4% Public /Semi - Public 1,204 9.9% 1,213 8.2% Residential Lar g Lot 870 7.1% 971 6.6% Residential Low Densit 3,295 27.0% 4,702 31.9% Residential Medium Density 2191 1.8% 400 2.7% Residential High Density 12Q! 1.0% 218 1.5% Mixed Use 51 0.4% 115 0.8% Undevelo able 4,2001 34.4% 4,200 28.5% TOTAL 12,2061 14,760 Undevelo able Lakes Flood lain Rivers, Streams 2,059 Road Right-of-Way 1,237 Agriculture 904 TOTAL 4,200 2.5 - RESIDENTIAL LAND USES Within the current MUSA, density ranges are those specified for the land use. Outside the MUSA, the overall density limit is one unit per 10 acres. 2.5.1 RESIDENTIAL — LARGE LOT Developments within this category are likely to be either large -lot estates or rural, agricultural - oriented dwellings. Large -lot residential is generally found south of Pioneer Trail. Other areas of large -lot residential exist north of Trunk Highway 5, along Lake Lucy Road and south of Trunk Highway 5, east of Galpin Boulevard. Large -lot residential developments are subject to a minimum lot size of 2.5 acres. New large -lot residential subdivision proliferated in 1987 immediately prior to enactment of a one unit per ten - acre density limitation in the zoning code. Due to the current density restriction, major expansion of the R -LL use category is not expected. Thus, the number of potential rural residential lots has been greatly reduced. For projecting land demand, an average of 0.4 net units per acre was used. There are only two zoning applications within the large lot density: A2, Agricultural Estate District, and RR, Rural Residential District. 2.5.2 RESIDENTIAL —LOW DENSITY The dominate type of development within the residential districts is low- density, single - family detached housing. Net densities within this category range from 1.2 to 4.0 units per acre. For projection of land demand, an average density of two dwelling units per acre was used. There are several zoning applications within the low density including RSF (Residential Single Family), R -4 (Mixed Low Density), RLM (Residential Low and Medium Density), and PUD -R (Planned Unit Development - Residential). C i t y o f Chanhassen • 2030 Comprehensive P l a n LAND HE 1 2 - 3 Figure 2.3: 2008 Land Use Map 10 0 EXISTING LAND USE AGRICULTURE i - COMMERICAL MIXED i OFFICE OFFICE INDUSTRIAL I PARKS OPEN SPACE PUBLIC SEMI PUBLIC RESIDENTIAL HIGH DENSITY - RESIDENTIAL LARGE LOT RESIDENTIAL LOW DENSITY RESIDENTIAL MEDIUM DENSITY NA W+E JULY 1, 2008 ��VVs 2 - 4 1 LAND USE City of 'Chanhassen • 2030 Comprehensive Plan Figure 2030 Land Use Map CITY OF CHANHASSEN 2030 Land Use Plan 'r. COMMERICAL OFFICE OFFICE INDUSTRIAL i MIXED RESIDENTIAL LARGE LOT RESIDENTIAL LOW DENSITY m bw17,2W RESIDENTIAL MEDIUM DENSITY i RESIDENTIAL HIGH DENSITY AGRICULTURE PARKS OPEN SPACE i PUBLIC SEMI PUBLIC C3 BLUFF CREEK PRIMARY CORRIDOR POTENTIAL SUPPORT COMMERICAL an r1tw"I"Froo (IgusI � \` e [ - a iaa City o f Chanhassen • 2030 Comprehensive P l a n LAND USE 1 2 - 5 j w•aam,.i.k, \ City o f Chanhassen • 2030 Comprehensive P l a n LAND USE 1 2 - 5 2.5.3 RESIDENTIAL — MEDIUM DENSITY The medium density designation is intended to accommodate multiple units including duplexes, townhouses and lower density apartments, or condominiums. A net density range of 4.0 — 8.0 units per acre is covered by this category with an expected density of 6.0 units per acre. The zoning options in the medium density land use include R4 (Mixed Low Density), RLM (Residential Low and Medium density), (Mixed Medium Density Residential) and PUD -R (Planned United Development - Residential). Medium density is viewed as transitional use between low density and commercial, office or high density areas. 2.5.4 RESIDENTIAL HIGH DENSITY The high density category includes units with a density range of 8 -16 units per acre accommodating apartments and condominium units. Within this category, an average density of 10 units per acre is used for land use projections. The zoning options in the high density land uses include R -8 (Mixed Medium Density), R -12 and R -16 (High Density Residential), and PUD -R (Planned United Development - Residential). High density is located on major transportation corridors that include transit, commercial centers and employment centers. 2.6 - INDUSTRIAL LAND USE In the last 10 years, the City has added over 3.2 million square feet of commercial and industrial use. The City anticipates to accelerate industrial development with the completion of Highway 212. The City has historically seen the development of office /industrial types uses. The City has reduced the office /industrial land use and created more office guiding in the 2030 plan. The appropriate zoning for this land use includes IOP (Industrial Office Park) and PUD (Planned Unit Development- Office /Industrial). 2.7 - COMMERCIAL LAND USE The City has maintained a long- standing policy of directing commercial development into the Central Business District. Chanhassen historically has and maintains an active business community. With the construction of Highway 312, the City sought the opportunity to re- examine commercial opportunities outside of the downtown core. The City, in partnership with the Chamber of Commerce, contracted the McComb Group, Ltd. to study the City's retail opportunities. The study found that the City could support a potential regional mall and continue to have a healthy downtown business district. The City contracted with SRF Consulting Group to develop different commercial scenarios. The City will be revising the commercial land use and zoning districts to provide for additional commercial adjacent to the downtown and for a regional mall /lifestyle center. The percentage of commercial land use has doubled in the 2030 plan. Following are the new zoning districts. The City zoning ordinance will be amended to create the development standards for these districts. 2 - 6 1 LAND USE City of Chanhassen • 2030 Comprehensive Plan Figure 2 -5: Chanhassen Commercial Land Use Categories Bp I rlrll I B B C A D B B1 Jam• •. ' B • i 12 A- Central Business District B-Neighhorhood/Convenience Commercial �•w • a '1 � - 1 ° r- - •��'!� �r � C- Community Commercial D - Regional /Lifestyle(enter ��..R ReWsM: Mrfl 18. MW City of Chanhassen • 2030 Comprehensive Plan LAND USE 12 - 7 2.7.1 CENTRAL BUSINESS DISTRICT Definition /Vision: A business, commercial, office and residential district that provides a comprehensive range of services at higher development densities and with greater variety of uses in a compact, walkable environment. The Central Business District has the greatest concentration of jobs, services, housing and civic uses found in the City. Generally, the City's highest density development is found in the Central Business District area. Other development- supportive infrastructures such as parking garages are more likely to be found downtown than in other land use districts. A combination of convenience commercial, civic uses and attractive walking paths promote interaction and multiple trips among shoppers, visitors and residents. New development in this district is encouraged to complement the mix and contribute to activity over an extended day, and provide attractive, comfortable walking environments between varied uses. Goods and Services Examples • Residential • Office • Entertainment (Restaurants, Theaters, Music Venues) • Retail, Grocery, Household Goods and Services • Fitness Activities • Hotels • Health Services (Clinics) The zoning districts in this land use will be CBD (Central Business District) and BH (Business Highway). 2.7.2 NEIGHBORHOOD /CONVENIENCE COMMERCIAL Definition /Vision: A neighborhood /convenience commercial district is intended for businesses that meet daily needs for the consumption of goods or services, by residents or nearby employees. Neighborhood /convenience commercial districts are mapped for smaller sites with direct access to collector streets and preferably found close to intersections of collector or arterial roads. The scale of these uses should be compatible with surrounding land use patterns, which are typically residential. Neighborhood /convenience commercial uses should have a limited impact on surrounding areas, measured in terms of hours of operation, noise and light impacts, signage and odor. No single use in a neighborhood /convenience commercial district should exceed 10,000 square feet in gross built area. 2 - 8 1 LAND USE City of Chanhassen • 2030 Comprehensive Plan Goods and Services Examples Small to medium sized restaurants (no drive through windows) • Dry Cleaning • Health /Fitness Services (size limit) • Office • Day Care • Neighborhood Scale Convenience Store • Gas Stations • Personal Services The zoning application for this land use would be BN (Neighborhood Business District). 2.7.3 COMMUNITY AND GENERAL COMMERCIAL DefinitionlVision: A large -scale commercial and office district with a need for high visibility along arterial roads. This type of development has a moderate impact on the surrounding environment, including but not limited to lighting, noise and traffic. Location criteria for Community Commercial uses are: access to arterial streets, preferably at intersections with collector and arterial streets; moderate to large -sized sites; public water and sewer service; environmental features such as soils and topography suitable for compact development; and adequate buffering by physical features or adjacent uses to protect nearby residential development. Goods and Services Examples • Furniture and Home Furnishings • Electronic and Appliance Stores • Building Material and Garden Supplies • Auto Parts and Accessories Sporting Goods A new zoning district CC (Community Commercial) will be created in the City Code to implement this land use. 2.7.4 REGIONAL /LIFESTYLE CENTER COMMERCIAL Definition /Vision: A mixed commercial district with retail and entertainment uses of a scale and function that serves a regional market. The physical environment emphasizes an attractive comfortable walking experience for shoppers and visitors and is designed to serve trail users and mass transit as well as automobile traffic. Centers of this type have at least two major retail anchors and are characterized by the diversity and mix of retail and service uses within their boundaries. Uses within this district should complement existing retail users in the other commercial districts. Development of these centers shall be planned as a group of organized uses and structures to accommodate a sensitive transition between commercial activities such as loading, parking of automobiles, lighting and trash collection and surrounding residential uses. Such centers shall be City of Chanhassen • 2030 Comprehensive Plan LAND USE 12 - 9 designed with one theme, with similar architectural style, similar exterior building materials, and a coordinated landscaping theme Vehicle and pedestrian access is coordinated and logically linked to provide a comprehensive circulation system. Goods and Services Examples • Entertainment • Department Store • Comparison Shopping • Specialty Retail /Boutique Restaurants • Hotels • Residential A new zoning district RC (Regional Commercial) will be created in the City Code to implement this land use. The City has given a dual land use of the 160 acres at the southeast corner of Powers and Lyman Boulevards to accommodate this use. 2.7.5 BUSINESS FRINGE DISTRICT The City has a Business Fringe district that was created to accommodate limited commercial activity without urban services. This land use district located at the intersection of Highway 101 and Flying Cloud Drive will no longer be consistent with the City's land use once urban services are available. 2.8 - PUBLIC SEMI- PUBLIC LAND USE Uses in this land use designation include the Minnesota Landscape Arboretum, Campfire Girls — Camp Tanadoona, public school buildings including Districts 112 and 276, City owned property and the 170 -plus acres of the Eckankar campus. The zoning is either OI (Office and Institutional District), A2 (Agricultural Estate District) and RR (Rural Residential District). 2.9 - AGRICULTURE LAND USE Consistent with the 2030 Regional Development Framework, the City does not provide for a purely agricultural land use, but rather supports the preservation of this use in greater Carver County. With the urbanization of the City, there is only one active farm. There are some properties that continue to lease their land for crop production. The City reduces the development pressures on agricultural land through its MUSA phasing plan and a policy of protecting agricultural land from premature development until such time as are services are available and requested. There is one property in the city that has Agriculture Preservation designation. It is currently scheduled to be removed from that status in 2011. This property has been given a dual land use or either Regional Commercial or Office use. The City has identified areas that are guided agricultural, but these are not likely developable because of being located in flood plain and extensive wetlands, including the Minnesota Valley National Wildlife Refuge and Raguet Wildlife Management Area. 2 -10 1 LAND USE City of Chanhassen • 2030 Comprehensive Plan 2.10- OFFICE LAND USE This land use has increased since the last comprehensive plan was completed. In addition, the City has identified other property for this land use. In the 2020 Comprehensive Plan, less than 1% of the City was guided Office; this has increased to 2.3% in the 2030 plan. With the increase in the number of dwelling units, the City has seen an increase in the number of "office" uses including medical uses and corporate headquarters. The City has given a dual land use designation for the 160 acres at the southeast corner of Powers and Lyman Boulevards. Should a lifestyle center not be feasible, then an office development, corporate headquarters site would be appropriate. The zoning district for the land is OI (Office Institutional District). 2.11 - MIXED USE LAND USE The City has two mixed -use districts which are located at the intersection of Lyman Boulevard and TH 101, and south of TH 5 east of TH 101. The mixed use land use permits commercial and high - density residential development. The northerly site was developed as a new urbanism development known as "Village on the Ponds ". The Lyman Boulevard site has pending development including an 800 -stall park- and -ride ramp, neighborhood commercial and high - density residential development. The commercial use is intended to support or compliment the residential development. If the Lyman Boulevard site is developed commercially, it shall be with neighborhood- oriented commercial uses. These areas have been zoned PUD (Planned Unit Development). 2.12 - PARKS AND OPEN SPACE LAND USE The percent of land use for Parks and Open Space includes approximately 75 acres of potential new park or open space. The City has acquired additional open space with the application of the Bluff Creek Overlay District and the use of density transfer to preserve land adjacent to those areas that are wooded or have slopes in excess of 30 %. All City parks and Lake Minnewashta Regional Park are in this land use designation. All zoning districts permit parks. 2.13 - POLICY ISSUES 2.13.1 BUFFER YARD CONCEPT Natural features should be used wherever possible to create buffers between residential developments located next to non - residential uses. When natural buffering does not exist, additional setback or buffering is required. A buffering setback requirement has been created in the City Code. 2.13.2 MUSA IMPACT ON EXISTING LOTS Prior to 1987, there were a number of large -lot subdivisions created. These developments contain homes equipped with on -site sewage disposal systems. These systems are a substantial investment on the part of the homeowner and are currently an environmentally acceptable method of dealing with waste generated by this type of development. It is the policy of the City that these subdivisions remain large lot with a minimum lot size of 21 /z acres. Requests for changes may be made incrementally (on a case -by -case basis), but it is City policy to review land use and zoning changes on an area wide basis. City of Chanhassen • 2030 Comprehensive Plan LAND USE 12 - 11 Figure 2 -6: MUSA Expansion Map 2 -12 1 LAUD USE City of Chanhassen • 2030 Comprehensive Plan 2.13.3 COMPREHENSIVE PLAN ZONING MAP INCONSISTENCY Regardless of a property's land use designation, properties not served by urban services shall not be rezoned to a zoning category consistent with the land use designation until such time as urban services are available. Current zoning of a parcel with a less- intensive land use designation may remain. Intensification of land uses may only happen with the provision of urban services. 2.13.4 MAXIMUM USE OF ALLOWABLE DENSITY Based on the City's housing goals and participation in the Livable Communities Act, the City has the right to deny any project that does not meet the minimum density allowed in the land use designation. Reasons for denial include deviation from City requirements, or off - setting the goals of the City. Additionally, the City may provide for a density bonus for the provision of affordable housing. 2.14 MUSA STAGING The City will be fully developed by 2020. It is anticipated that infill and redevelopment will take place between 2020 and 2030. The lift station planned approximately in the year 2010 will serve the rest of the development area in the City. A revised phasing plan is being proposed in order to provide enough developable land for the construction of this lift station. Because of the number of large lot subdivisions in the southern portion of the City, the phasing plan will be modified to 2010 and 2015. 2.15 - GOALS & POLICIES 1. Goal. Achieve a mixture of development which will assure a high quality of life and a reliable tax base. Policies • Develop and maintain the City's land use plan so it is utilized as a fundamental tool for directing the community's growth. • Recognizing some uses pay their way in terms of the property taxes they generate and some uses do not. Chanhassen will strive for a mixture of development which will assure its financial well being. • Development will be encouraged within the MUSA line and at the same time Chanhassen will plan the reasonable and orderly expansion of the MUSA line to meet its need for additional developable land. • Encourage low density residential development inappropriate areas of the community in a manner that reinforces the character and integrity of existing single - family neighborhoods while promoting the establishment of new neighborhoods of similar quality. • The plan should seek to establish sufficient land to provide for a full range of housing opportunities. These opportunities require that adequate land be designated for medium and high - density land uses. The City will seek to discourage the conversion of these areas to lower City of Chanhassen • 2030 Comprehensive Plan LAND USE 12 -13 density uses to ensure that the goal of housing diversity can be met regardless of temporary market fluctuations. • Chanhassen will continue to encourage the location of commercial uses in the central business district. Commercial development outside the central business district and its fringe should complement the Central Business District. • The City will encourage the development of neighborhood service centers where appropriate. These may be developed as a part of a mixed -use development or a PUD. Development of unplanned and strip commercial centers shall be discouraged. • Planned industrial and office development will be encouraged as a means of strengthening tax base growth and creating new employment opportunities. It is believed that planned growth can and should be designed to minimize environmental neighborhood and traffic impact. • The City will seek opportunities to provide transitions between different uses of different types; the more incompatible to the neighboring uses, the more important the transition zone. For example, natural features may provide good transitions between incompatible uses or uses of moderate intensity. The Land Use Plan also seeks the establishment of buffer yards which represent areas of increased setbacks where a developer will be required to install landscaping and berming to offer improved separation of incompatible uses. • Development should be phased in accordance with the ability of the City to provide services. Development should occur in areas where services are available before extending services to new areas. • Development should be planned to provide adequate internal street linkages. The land use should also seek to direct growth in a manner that makes the most efficient use of the area's highway system. Development should be planned to avoid running high traffic volumes and/ or nonresidential traffic through residential neighborhoods. • The Land Use Plan will be utilized to facilitate the City's efforts to anticipate future needs for open space, roads, parks, schools, utilities, etc., and make adequate provision for them prior to the time they are needed. • Areas outside the MUSA shall be preserved as an agricultural zone or used to support very low density development. It is the City's policy to ensure that this area is not prematurely developed. The City will discourage the expansion or construction of commercial and industrial facilities in this area. • Large lot subdivisions that do not have City sewer or water shall be allowed to remain as is without requiring urban services even when they are in the MUSA area, until the majority of the residents want /request to change their use. The smallest lot allowed in these subdivisions is two and one -half acres. Larger lots may be subdivided if the lots meet the minimum 21/2 acre requirement and a suitable location is available for septic and well. 2 -14 1 LAND USE City of Chanhassen • 2030 Comprehensive Plan • The City will maintain a comprehensive and up -to -date set of ordinances to ensure that development is consistent with the plan while resulting in high quality, sensitively designed projects. Ordinances should be reviewed and modified as necessary to improve performance standards for new development to ensure that they incorporate high quality design, landscape, etc. The PUD Ordinance should also be reviewed for similar reasons. The City will seek to work with other jurisdictions to combine resources including cities, counties, SouthWest Metro Transit, the school districts and the State to coordinate and collaborate on mutual interests such as a library, public works, collective waste, arts council, transit site, recreation, etc. City of Chanhassen • 2030 Comprehensive Plan LAND USE 12 -15 ..�,A.� o,l "�,.. � rmoe 03/14/14 P-1200 2400 -feet �, cucn�ssee rn r-) 0 0 :)D Ln Nk "ty 4Xw , xl� 4 Lot �kl -i -7 65 �kl -i -7 Lill a 7 ' ` µ ` Fr ver Bluffs Regional Trail — 44 ill 111111111 I r- _- .a wti CHANHASSEN COUNTY ROAD 61 CORRIDOR STUDY AREA 2 WDIN I.C. ., y mtoe 03/14/14 r— .+w�-r.m o�• TCfl4NBliSEN IF I ..i rsl�lml� 0 400 800 -feet Legend Project Boundary Buildings S Lakes T' River Parks — Paved Roads (2006) Trails Parcels - Driveways - Tree Cover (2006) s ? Stormwater Ponds Lill a 7 ' ` µ ` Fr ver Bluffs Regional Trail — 44 ill 111111111 I r- _- .a wti CHANHASSEN COUNTY ROAD 61 CORRIDOR STUDY AREA 2 WDIN I.C. ., y mtoe 03/14/14 r— .+w�-r.m o�• TCfl4NBliSEN IF I ..i rsl�lml� 0 400 800 -feet UV/ f C — It 'll p F.11, ' / I I •1 Y . � ta. •� i ice' /C.l� CHANHASSEN COUNTY ROAD 61 CORRIDOR STUDY AREA3 �� ► \■ btt, crrroe 03/14/14 WMEN •t v Legend FIL Buildings 1, +t ♦ /� l CHANHASSEN COUNTY ROAD 61 CORRIDOR STUDY AREA3 �� ► \■ btt, crrroe 03/14/14 WMEN •t v Legend Project Boundary Buildings Lakes l r� • A � Parks 1. Trails .:T Parcels Driveways CHANHASSEN COUNTY ROAD 61 CORRIDOR STUDY AREA3 �� ► \■ btt, crrroe 03/14/14 WMEN •t v Legend Project Boundary Buildings Lakes River Parks Paved Roads (2006) Trails Parcels Driveways - Tree Cover (2006) K Stormwater Ponds 0 400 _ 300 -feet