CC Work Session Staff Report 12-01-20140
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone 952 2271100
Fax 952 2271110
Building Inspections
Phone 952 2271180
Fax 952 2271190
Engineering
Phone 952 2271160
Fax 952 2271170
Finance
Phone 952 2271140
Fax 952 2271110
Park & Recreation
Phone 952 2271120
Fax 952 2271110
Recreation Center
2310 Coulter Boulevard
Phone 952 2271400
Fax 952 2271404
Planning &
Natural Resources
Phone 952 2271130
Fax 952 2271110
Public Works
7901 Park Place
Phone 952 2271300
Fax 952 2271310
Senior Center
Phone 952 2271125
Fax 952 2271110
Website
www ci chanhassen mn us
A.D.,
MEMORANDUM
TO: Todd Gerhardt, City Manager
FROM: Kate Aanenson, AICP, Community Development Director
DATE: December 1, 2014
SUBJ Lifestyle Center
BACKGROUND
With the update of the 2030 Comprehensive Plan in 2008, the city guided the 116
acres of property located in the southwest corner of Powers and Lyman Boulevard
either Regional Commercial or Office The property is currently zoned Agricultural
Estate
� i4s1:
f � �
The 116 acres in now under one owner. The developer would like to proceed with a
regional commercial project A Trade Area and Demographic Characteristic and
Sales Potential was completed by McComb Group, Ltd in June of 2014. The
developer will be at the meeting to briefly describe their proposal and goals
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow
Todd Gerhardt
Lifestyle Center
December 1, 2014
Page 2
VISION
The land use change to either Office or Regional Commercial District as a part of the 2030
Comprehensive Plan was based on the city's vision for the a lifestyle center The
Comprehensive Plan states
2 7.4 Regional /Lifestyle Center Commercial
"Deftnition/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 mayor 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 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 "
ANALYSIS
In 2009 the City adopted standards and guidelines for a regional /lifestyle center commercial
planned unit development
Sec. 20 -509. - Standards and guidelines for regional /lifestyle center commercial planned
unit developments.
Todd Gerhardt
Lifestyle Center
December 1, 2014
Page 3
(a) Intent
(1) The use of planned unit developments for regional /lifestyle center commercial
purposes should result in a reasonable and venfiable exchange between the city and the
developer This district is intended to provide for the development of regional and
community scale integrated retail, office, business services, personal services and
services to the traveling public near freeway interchanges It shall strive to create a
self - sustaining pattern of land uses with cultural, employment, entertainment, housing,
shopping and social components.
(2) The regional /lifestyle center commercial district is 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 It shall be designed to serve pedestrian and mass transit users as
well as automobile traffic Centers of this type, generally, have at least two major retail
anchors and are characterized by the diversity of mixed retail and service uses Uses
within this district should complement existing retail users in the other commercial
districts.
(3) 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 designed with one theme, with similar
architectural style, similar exterior building materials, and a coordinated landscaping
theme, but shall avoid monotony in design and visual appearance. Vehicle and
pedestrian access is coordinated and logically linked to provide a comprehensive
circulation system "
To receive the Regional Commercial zoning the ordinance requires that the property be under
one owner and be developed under a PUD. The developer is required to demonstrate that they
are meeting the vision of the 2030 Comprehensive Plan as well as the intent of the zoning
District Staff is recommending that the developer proceed thought the concept PUD process in
order to demonstrate concurrence with the city's vision
Chanhassen City Code Sec 20 -517 — General Concept Plan
"(a) In order to receive guidance in the design of a PUD prior to submission of a formal
application, an applicant may submit a concept plan for review and comment by the planning
commission and city council Submission of a concept plan is optional but is highly
recommended for large PUDs In order for the review to be of most help to the applicant, the
Todd Gerhardt
Lifestyle Center
December 1, 2014
Page 4
concept plan should contain such specific information as is suggested by the city Generally,
this information should include the following information appropriate to the type of
development, e g, commercial, industrial or residential
(1) Approximate building areas, pedestrian ways and road locations,
(2) Height, bulk and square footage of buildings,
(3) Type, number or square footage or intensities of specific land uses,
(4) Number of dwelling units;
(5) Generalized development plan showing areas to be developed or preserved, and
(6) Staging and timing of the development
(b) The tentative written consent of all property owners within the proposed PUD shall be
filed with the city before the staff commences review. Approval of the concept statement shall
not obligate the city to approve the final plan or any part thereof or to rezone the property to a
planned unit development district
(c) The final acceptance of land uses is subject to the following procedures
(1) The developer meets with the city staff to discuss the proposed developments
(2) The applicant shall file the concept stage application and concept plan, together with
all supporting data
(3) The planning commission shall conduct a hearing and make recommendations to the
city council Notice of the hearing shall consist of a legal property description,
description of request, and be published in the official newspaper at least ten days prior
to the hearing Written notification of the hearing shall be mailed at least ten days prior
thereto to owners of land within 500 feet of the boundary of the property and an on -site
notification sign erected
(4) Following the receipt of the report and recommendations from the planning
commission, the city council shall consider the council may comment on the concept
plan "
The PUD process will also provide for an opportunity to receive clear direction from the
Planning Commission, the City Council and the residents of Chanhassen One of the
conditions of the concept PUD will be an update to the Alternative Urban Areawide Review
(AUAR) which was done in 2003 prior to the subject site land use amendment The traffic
component will be one of the most critical elements needing to be updated The amount of
traffic being generated and the impacts to the surrounding transportation system will need to
be examined The traffic study and its impacts may affect the land use recommendations
Todd Gerhardt
Lifestyle Center
December 1, 2014
Page 5
RECOMMENDATION
Staff is looking feedback and expectations on the proposed lifestyle center before the applicant
proceed through the Concept PUD process to ensure concurrence with the city's vision for the
Regional Commercial /Lifestyle District
ATTACHMENTS
1 2030 Comprehensive Plan, Chapter 2 — Land Use.
2. City Code Sec 20 -509 Standard and Guidelines for Regional /Lifestyle Center Commercial
Planned Unit Developments.
3. 2007 Community Survey
g \plan\auar\2014 -15 update \cc 11 -24-14 background.docx
2 Land Use
21 - 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 Colnprehenszve Plan LAND USE 12 1
Figure 21; Land Use Table in 5 Year Stages, Existing and Planned Land Use in Acres
Within Urban Service Area
Allowed Density Range
Housing Units /Acre
Existing
(2000)
2010
2015
2020
2025
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
1 106
78
1 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
328
88
Commercial (vacant)
88
58
28
10
8
Industrial (developed)
7
500
632
800
1 841
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
-
Extractive
-
Public /Semi Public Land Uses
Institutional
1213
1213
1213
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 Sewered
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
2015
2020
2025
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
904
904
904
904
904
Subtotal Unsewered
1,915
1,902
1,894
1,875
1,875
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
2059
2059
2059
2059
-
Total
14,760
4,760
4,760
4,760
14,760
14,760
3,130
2 2 1 LAND USE CY0, of Chanhassen • 2030 Comprehensive Plan
2.4 - LAND USE COMPARISONS
Figure 2.2; 2008 2030 Land Use Comparisons
Land Use
2008 Existm
a Land Use
2030 Land
Use Plan
Acres
Percent
Acres
Percent
Commercial
142
12%
328
22%
Office /Industrial
694
57%
883
60%
Office
114
09%
339
2.3%
Parks & Open Space
1,297
106%
1,391
94%
Public /Semi - Public
1,204
99%
1,2131
82%
Residential Large Lot
870
71%
971
66%
Residential Low Density
3,295
270%
4,702
319%
Residential Medium DensitV
219
18%
400
2.7%
Residential High Density
120
10%
218
1 5%
Mixed Use 1
51
04%
115
0 8%
Undevelo able 1
4 200
344%1
4 200
285%
TOTAL 1
12,2061
1 14,7601
Undevelo able
Lakes, Flood lain, Rivers, Streams
2,059
Road Right-of-Way
11237
Agriculture
904
TOTAL
4,200
25 - 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, mayor 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 12 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)
City of Chanhassen • 2030 Comprehensive Plan LAND USE 12 3
Figure 2 -3. 2008 Land Use Map
W- f E JULY 1, 2008
1SS/
2 4 1 LAND USE City of Chanhassen • 2030 Comprehensive Plan
Figure 2-4: 2030 Land Use Map
Lake
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Minnesala tanduape Arboretum
CITY OF CHANHASSEN
2030 Land Use Plan
_ COMMERICAL
OFFICE
OFFICE INDUSTRIAL
MIXED
E3 RESIDENTIAL LARGE LOT
EM RESIDENTIAL LOW DENSITY December 17, 200S
RESIDENTIAL MEDIUM DENSITY
RESIDENTIAL HIGH DENSITY
AGRICULTURE
i PARKS OPEN SPACE
i PUBLIC SEMI PUBLIC
C3 BLUFF CREEK PRIMARY CORRIDOR
* POTENTIAL SUPPORT COMMERICAL
City of Chanhassen • 2030 Comprehensive Plan
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LAND USE 12 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
B
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Revised April 18
City of Chanhassen • 2030 Comprehensive Plan LAND USE 12 7
B
M
/
312
14
_
w
212
A Central Business District
B - Neighborhood /Convenience
Commercial
1 • -t
� C Community Commercial
D Regional /Lifestyle Center
0
2,000 n,m 61000
Feet N
Revised April 18
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
Definition /Vision: 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
C v 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 ofTH 5 east ofTH 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 /a 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 LAND 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
Pohcies
• 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 in appropriate 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 Coynpyrhensive Plan LAND USE 12 13
Sec. 20 -509. - Standards and guidelines for regional/lifestyle center commercial planned
unit developments.
(a) Intent
(1)The use of planned unit developments for regional /lifestyle center commercial
purposes should result in a reasonable and verifiable exchange between the city and the
developer. This district is intended to provide for the development of regional and
community scale integrated retail, office, business services, personal services and
services to the traveling public near freeway interchanges It shall strive to create a self -
sustaining pattern of land uses with cultural, employment, entertainment, housing,
shopping and social components
(2) The regional /lifestyle center commercial district is 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 It shall be designed to serve pedestrian and mass transit users as
well as automobile traffic. Centers of this type, generally, have at least two major retail
anchors and are characterized by the diversity of mixed retail and service uses. Uses
within this district should complement existing retail users in the other commercial
districts.
(3) 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 designed with one theme, with similar architectural style,
similar exterior building materials, and a coordinated landscaping theme, but shall avoid
monotony in design and visual appearance Vehicle and pedestrian access is coordinated
and logically linked to provide a comprehensive circulation system
(b) Minimum lot size 10,000 square feet
(c) Minimum lot width at building setback 100 feet
(d) Minimum lot depth 100 feet
(e) Minimum setbacks • Building setbacks are also a function of the building height As a
building's height increases above 35 feet, the front, rear and project perimeter setback shall
increase on a one to one basis. The increased setback shall only apply to that portion of the
building that exceeds 35 feet, e g , a 40 -foot tall building would be set back ten feet (front or
rear) at that point where the building height equals 40 feet A building height may step back,
providing the setbackibuilding height ratio is maintained.
(1) PUD exterior 30 feet. The 30 -foot PUD exterior setback maybe changed, increased
or decreased, by the city council as part of the approval process when it is
demonstrated that environmental protection or development design will be enhanced.
Building setbacks adjacent to exterior development lot lines abutting an area
designated for residential use in the comprehensive plan shall be 50 feet, unless
unique circumstances are found which would allow the city to reduce the setback
requirement.
(2) Front yard 5 feet
(2) Rear yard • 5 feet
(5)
arking
ISetbacks
(feet).
Office
15 stones
Front
110
Side
110
Rear
110
(6) Parking setback exemptions
a There is no minimum parking setback when it abuts, without being separated by a
street, another off - street parking area
b Parking along public streets shall provide an appropriate transition, which shall
incorporate such elements as landscaping, decorative fencing, public art, berming,
etc
c. Parking setbacks adjacent to exterior development lot lines abutting an area
designated for residential use in the comprehensive plan shall be 50 feet unless
unique circumstances are found which would allow the city to reduce the setback
requirement Unique circumstances include site elevation, separation by natural
features such as wetlands or stands of mature trees or substantial visual screening
through bermmg and landscaping.
(7) Parking standards shall comply with City Code for type and location
(f) Maximum building height
Commercial— retail
12 stones
Commercial— services
13 stones
Office
15 stones
Residential
15 stones
(g) Protection and preservation of natural features The applicant must demonstrate that the
flexibility provided by the PUD is used to protect and preserve natural features such as tree
stands, wetlands, ponds and scenic views These areas are to be permanently protected as
public or private tracts or protected by permanently recorded easements.
(h) Landscaping plan An overall landscaping plan is required The plan shall contain the
following.
(1) Boulevard plantings Located in front yards shall require a mix of over -story trees and
other plantings consistent with the site Landscaped berms shall be provided to screen
the site from mayor roadways, railroads and less intensive land uses In place of mass
grading for building pads and roads, stone or decorative blocks retaining walls shall
be employed as required to preserve mature trees and the site's natural topography
(2) Exterior landscaping and double fronted lots Landscaped berms shall be provided to
buffer the site and lots from mayor roadways, railroads, and less intensive uses
Similar measures shall be provided for double - fronted lots. Where necessary to
accommodate this landscaping, additional lot depth may be required
(3) Foundation and yard plantings. A minimum budget or plan for foundation plants
shall be established and approved by the city As each parcel is developed in the
PUD, the builder shall be required to install plant materials meeting or exceeding the
required budget or prior to issuance of certificate of occupancy or provide financial
guarantees acceptable to the city
(4) Tree preservation Tree preservation is a primary goal of the PUD. A detailed tree
survey should be prepared during the design of the PUD and the plans should be
developed to maximize tree preservation
(i) Architectural standards The applicant should demonstrate that the PUD will
provide for a high level of architectural design and building materials. While this
requirement is not intended to minimize design flexibility, a set of architectural
standards should be prepared for city approval. The primary purpose of this section
is to assure the city that high quality design will be employed and that home
construction can take place without variances or impact to adjoining lots The PUD
agreement should include the following.
(1) Standards for exterior architectural treatments,
(2)
(2) Streetscape requirements.
a Every building shall incorporate a streetscape, public realm space between the
building the roadway The use of canopies, awnings or arcades is encouraged in
these interfaces
b Outdoor seating areas must be in a controlled or cordoned area with at least one
access to an acceptable pedestrian walk Seating areas may be shared by multiple
uses. When a liquor license is involved, an enclosure is required around the outdoor
seating area and the enclosure shall not be interrupted, access to such seating area
must be through the principle building Outdoor seating areas must be located and
designed so as not to interfere with pedestrian and vehicular circulation
c. Streetscape elements shall include- Landscaping, lighting and street furniture such
as benches, bus shelters, kiosks, planters, public art, tables and chairs, etc
(Or d No 488, § 3, 11- 23 -09)
Dic City of Chanhasser Citizen Ssir+Q},
._ ADDITIONAL QUESTIONS
Four additional questions were a06J by the City of Chamliassen ay Lister! below. The
remits for these questions an al9- available in the RepoA of Reaults,
Question 16a, Policy Question 1
The cats completed a retail
(two
ma*et study that showed
Chanhassen businesses
successfully meet day-to-day
department
Shopping needs, and a
No
regional mall along with the
new Highway 212 in the City of
stores and
Chanhassen would be viable
preference
and expand the retail
Opportunities in our city. The
specialty
City Council would like to
in terms of
know the level to which you Neither
agree or disagree with the Strongly Somewhat agree nor Somewhat Strongly
following statements.
stares)
agree agree diaagres disagree disagree
Total
I would like a regional mall
What size mall, if at
built along the new Highway
212 29% 24% 16% 14% 17°x6
10096
would Nka the City b focus - — -- - - --
__
retail expansion in the
downtown area and not along
the new 1-Ilghway 212 21 °k 25 % 24% 20% 10%
100%
I would tike to limit retail to the
- - -- -
amount currently found in
Chanhassen and not build a
Chanhassen? (saiew
regional mall 16% 13% 17% 25% 29%
100%
Question 16b, Palley Question Z
Medium
large
I do not
(two
(multiple
support the
Small
department
department
No
development
(Specialty
stores and
stores and
preference
of a regional
stores
specialty
specialty
in terms of
mall In
only)
stares)
stores)
scale
Chanhassen Total
What size mall, if at
all, would you like to
see developed In
Chanhassen? (saiew
only one)
10%
34%
22%
9%
25% 100%