B Zoning Districts, Including Industrial
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone 952227.1100
Fax 952227.1110
Building Inspections
Phone 952227.1180
Fax 952227.1190
Engineering
Phone: 952227.1160
Fax 952227.1170
Finance
Phone 952227.1140
Fax 952227.1110
Park & Recreation
Phone: 952227.1120
Fax 952227.1110
Recreation Center
2310 Coulter Boulevard
Phone 952227.1400
Fax 952227.1404
Planning &
Natural Resources
Phone: 952227.1130
Fax 952227.1110
Public Works
1591 Park Road
Phone 952227.1300
Fax 952227.1310
Senior Center
Phone 952227.1125
Fax 952227.1110
Web Site
www.ci.chanhassen.mn.us
B
"-
MEMORANDUM
TO:
Todd Gerhardt, City Manager
FROM:
Kate Aanenson, AICP Community Development Director
DATE:
August 22, 2005
SUB1:
Land Use and Industrial Zoning
This memo is a follow up to the discussion of the Town and County Development
"Liberty on Bluff Creek" and the potential loss of industrial land. I wanted to
follow up with the City Council on two issues:
1. Overall City land uses and their relation to growth and development
assumptions; and
2. Additional land for office industrial uses.
Attached to this memo are the following slides:
1. Compare land use percentages with cities from the Key Financial
Strategies.
2. Chanhassen Comprehensive Plan Land Use Map.
3. The City's housing mix and densities.
4. The 2005 AUAR land uses and their tieback to the City comprehensive
plan.
5. Land Use Tax Comparisons.
In evaluating the land uses, the City compares very favorably with the cities in the
Key Financial Strategies. While comparing land uses, especially in the
residential areas, it must be noted that all communities have different minimum
lot sizes and maximum densities. As is shown in the City comprehensive plan
(see slide City Wide), for ultimate build out we have used the following density
assumptions:
Low Densit
Medium Density
Hi h Density
2.42 units/acre
6.0 units/acre
10 units/acre
These numbers are all below the minimum units/acre in each zoning district. In
the 1998 Compressive Plan it was assumed a total of 1,163 units could be built
under the land use and density assumptions. These numbers were revisited in the
2005 MUSA AUAR which assumed maximum residential units of 1,634. The
number of household units and the persons per household were applied to
calculate future populations. These numbers have to match the Met Council
projections. Again, staff assumed a lower number knowing that maximum
density is rarely achieved. Future dwelling unit expectations (currently 300 per
year) were also applied to the assumptions for the water treatment plant.
The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks A great place to live, work, and play
Land Use and Industrial Zoning
August 22, 2005
Page 2 of 2
The 1998 Comprehensive Plan assumed 69 acres of Office Industrial use. The
AUAR for the 2005 MUSA assumed 51 acres of Office Industrial. If the current
housing project in the AUAR were to advance forward, the remaining industrial
on the Degler property is 30 acres. Therefore, there is a deficit of 20+ acres.
Other sites that are possible for industrial office zoning are the Przymus property
located on the northwest comer of Highway 5 and Galpin (10 acres), Erhart
property on Powers Boulevard (5 acres), and possibly the Fox or Dorsey sites
which could provide an additional 40+ acres, both of whom have indicated they
oppose a change from residential to industrial zoning.
I plan on reviewing the slides and industrial sites in future detail at the Council
work session.
Attachment: Power Point Slides
g:\plan\ka\city council\land use comparisons cc8-22-0S.doc
Average* Land Use ColJ1l8rison - *KeyFinancial Oties
40
35
30
_ 25
ii 20
~
...
ct 15
10
5
o
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~~t ~ ~ ~~ ~~ ~~ ~s ~...
CS . '''.,,~ '9& -<ytY <yiY J> Q.o~
o{Y ~# 04 _ ~J> A"'~ ~~ ~(}
'ij- * 'V ~T V ~~
W ~~
~~ I ~OIanbassen ---Avetll~ I
Resideltiall.alll Use eoq..mon
60
50
-;::40
cu
~30
cu
=..
20
10
o
lMge Lot Low IAmsity Moo Iknsity ligh IAmsity MOOd Use
. ClIanhassen . Andover 0 (bash
. Savage . Shorev~w . PlyImuth
o Famington . lino L1kes . Otkdale
. Woodbury 0 Edina . Mtka
1
30.0
25.0
....20.0
5
~ 15.0
~
Q..
10.0
5.0
0.0
Pam, PWlic & Open SlBce, Seni-PWlic LanJ l.Se
Corqm;son
Parks & Open Space
Public/Seni-Public
Undevelopable
. Cl1anhassen . Andover 0 Cl1aska
. Savage . Shoreview . Plymmth
o Famington . lino Ulkes . Oakdale
. Woodbury 0 &lina . Mtka
~rciaI, Offire & IIxbbial Lam tile Corqmison
25
5
20
15
...
ICl
tlO
..
i:l..
o
CoIIIJI:R:ial
alice I Industrial
alice
. OIanbassen . Andover 0 OIasb
. Savage . Shoreview . PIylIDulh
o Famington . Uno uw:s . Glkdale
. Woodbury 0 Edina . Mtb
2
2020land Use ~ ~
Commercial 214 1.4%
Office/Industrial 1,269 8.6%
Office 117 0.8%
Parks 8< Open Space 1,466 9.9%
Public/Semi-Public 1,242 8.4%
Residential large Lot 2,247 15.2%
Residential Low
Density 5,471 37.1%
Residential Medium
Density 629 4.3%
Residential High
Density 398 2.7%
Mixed Use 134 0.9%
Undevelopable LID .lll.llR
TOTAlS 14760
Housing Types
YEAR
1980
1985 1990
1995
2000 2005
2010
2015
2020
SINGLE FAMILY
DETACHED
1,823 2,221 3,612 4,762 5,352 6,672 7,765 8,844 9,279
3
1005 MlBA AREA 10TALS
q-.~- Arteria! Net
G-oss ~ !2Y.. Developalie Units
~
LarFLot 0 0 0 0
Low Density 204 82 4.45 117.55 284
Medum Donsity 187 29 11.4 146.6 880
HiglI Density 0 0 0 0
Shota! 391 111 15.85 264 1,163
Non-Residential G-oss Net SqR.
Commercial 0 0 0
Office-IndJstrial 105 28 7.7 69.3 754.677
Office 0 0 0
Mixed Use 0 0 0
Shota! 105 28 7.7 69.3 754,m
~~- G-oss Net
P...k 168 168 0
Pmlic 0 0, 0
LakeJv.etland 0 0
Shota! 168 168 0
HiglIway 212 ROW 114 0 114 0
10TALS 778 307 138 333
source 1998 Com PI.-.
2005 MUSA AUAR
December 2003
LAND USE TOTAL NET MAXIMUM PROJECT
DESIGNATION DEVELOPABLE INTENSITY OF MAGNITUDE
ACRES DEVELOPMENT DATA
Medimn Density 120 8 units/acre 954 units
RaidentiallLow Density
Medimn Density 66 8 units/acre 680
~
omce 17 0.35 FAR 270,000 square feet
OfftaJIndlNrial 34 0.30 FAR 450,000 square feet
Park/Open Space 45 Passi ve Open Space
Bluff Creek
Park 35 Athletic Fields
lnstItutiooal 36 Elementary Smool 1,700 students
4
MUSA EXPANSION AREA TOTALS
QJen Met Coutil
~ JV\erial Net Gross Aesidertial
Aesidertial ~: 8:IrJi:l fD/i.: ~hIA um .l:!e.l:l1iil.Y ~
Large Lot 75 75 3) 0.40: 0.40
Low Dersily 1,288 4()1 46 838 2,028 1.57 2.42
Medllll Dersity 311 58 16 2'$7 1,421 4.57. 6.00
Hgh Dersity . .34 ...,.........., ~ 31 _310 9.12 J9.llll
SliJIotal 1706 462 65 1,181 3,789 AVG. 2.22 3.21
Ncn-ResidertiaJ Sq. Fl. .E..8...B.
CornmrciaJ 7 3 4 39,204- 0.225
atice-hlllllrial 278 38 19 221 2,348,~ 0.244
atice 116 20 10 86 940,896 0.250
MJ<ed Use - - - .-
SliJIolal 401 61 29 311 3,328,420 AVG. 0.246
Q:Jen Space
Park 766 . 766
plJjic 294 294
l.aI<efMJllanj ~ ~ -
SliJIolal 1.418 1.418 0
..........212F01V 252 252
TOTALS 3,779 1,941 346 1,492
Percertage 1000/0, 51% 9% 39%
Q:JenslBOO -M1en lSll(j to caJaJate dr.eItillllrits irdl.des Sleep slopes, wetlards, pords,
r """"'" 1991 Plan
CITY WIDE
Met Council
cpen Arterial Net Gross Residential
Residential ~ ~ ROW Developable Units ~ ~
Large Lot 75 75 30 0.40 0.40
Low Density 4,010 1,261 131 2,618 6,335 1.58 2.42
Medium Denatty 358 73 19 265 1,593 4.45 8.00
High Density ~ ~ --Z 168 1,683 U2 1llJIll
Sliltotal 4,686 1,402 157 3,127 9,641 AVG: 2.08 3.08
Non-Residential Sauare Feet FAR
Commercial 92 29 13 51 226,904 0.10
Ofice-I ndustrial 758 192 52 514 6,185,999 0.28
Once 116 20 10 68 940,896 0.25
Mixed Use ---!!!!. -A ~ 52 256,007 llJ.1
Sliltotal 1,064 267 83 704 7,609,806 AVG. 0.25
(Alan SDace
Park 768 768
Plblic 294 294
LakelWetland 358 ~
Sliltotal 1,418 1,418 0
Hwy212ROW 252 252
TOTALS 7,410 3,087 492 3,831
100% 42% 7% 52%
cpen space when used to calculate dwelling units includes steep slopes, wetlands, ponds,
lakes and other undevelopable areas.
SOU""'I_Camp......
5
Acre _... Park
Loll
Lol2
Ld3
Ld4
Lol5
Ld6
Ld7
Lol8
BYldlng
Square
FaIllaIl"
5O.2E15
46.982
27:1300
40.526
41._
77.754
23.124
25.914
334,153
..._ .eomm...... Projoct
""'""
40
...- _.... PrulooI
FomiIy
DooooIIr
~.
PO'
2
2
6
16
ToIaI Un._
..,
40 acre Tax Comparison
Ma_
Value/If Ma_ Value
$ 50.00 $ 2,513.250
$ 50,00 $ 2,34Q}00
$ 5Il,OO'$ 1.3114.950
. $ 50,00 · $ 2,02B.:l()()
$ 50.00 ~ $ 2.084.450
$ 50.00' $ 3.887.100
$ 50,00 $ 1.156.200
$ 50.00 $ 1.295.700
C1.... Tax.. Paid
Ra1e. per BYkII'1I.
2% $ 49.515
2% $ 46.232
2"10 $ 27.149
2%' $ 39.776,
20/.' $ 40.939 .
2% $ 77.004
2%' $ 22,374
2"10, $ 25.164,
40 Acre Tax Comparison continued
a.... Y-*I To:
_v.... _. Copad"
$ 00Il00ll 2%: $ ...:/fill.
..,
210
lMO
A_.... MarDt a.... Tu_PtIkI
v..... .~rUnlI ..... per lMII:
$ 400,000.00 1%' $ 4,o:nOO
1%& ..
IIJ)}:Jnoo: 1.2)%
~,roo.OO 1%'
10,000.00 1.5%
6,_00, $500,=00 $ ._ . ZIII,IDIlOO $ ''''_11I .
2,5lll.00 lOOO,lllllll $ ''''1'lIUlO . 81t.8WlO . '..M.OO .
',_00: $ ~=oo . ...._ . -.04 . ...__ .
T_T_
_1M
---
-.-.
-.,-
-"ZUI
a"...... ,-." PoItIGIoj...... ........
1 497.12 2fM311..20: 199544.26
T.... To
"'pod" a.,- __---
$ 320._00 . ..,,"IJJJ . .4...4l!.... . '08.1l1ilUIll .
I..-T__
..- ........ --
6