4. CSAH 61 Corridor PlanCounty Road 61
Corridor Plan
City of Chanhassen
December 2, 2014
County Road 61 Corridor Plan
ii
Prepared for the City of Chanhassen
Prepared by SRF Consulting Group, Inc
in association with Hoisington Koegler Group Inc.
December 2, 2014
iii County Road 61 Corridor Plan
Table of Contents
EXECUTIVE SUMMARY .....................................................................I
Project Purpose and Intent ...........................................................................................................II
Existing Conditions ..........................................................................................................................II
Future Land Use Guidance ............................................................................................................II
Implementation ................................................................................................................................II
Chapter 1: Project Introduction ....................................................1
Study Area ..........................................................................................................................................2
Project Purpose and Intent ..........................................................................................................2
Project Approach and Stakeholder Engagement ...............................................................6
Chapter 2: Related Projects ...........................................................7
Highway 101/CR 61 Flood Mitigation Project .......................................................................8
CR 61 Reconstruction Project .....................................................................................................8
Highway 101 Realignment Study ..............................................................................................8
Chanhassen Utility Service Extension Study .......................................................................12
Chapter 3: Existing Conditions ...................................................17
Environmental Resources ...........................................................................................................18
Existing Parks and Trails ..............................................................................................................18
Historic and Cultural Resources ...............................................................................................18
Development Constraints ..........................................................................................................23
Access and Circulation .................................................................................................................23
Land Use and Zoning ..................................................................................................................23
Chapter 4: Project Area Vision .....................................................37
Chapter 5: Land Use Transition ...................................................39
Potential Land Uses: City Services Provided .......................................................................40
Potential Land Uses: City Services Not Provided ..............................................................67
Chapter 6: Implementation .........................................................69
Land Use Plan Update .................................................................................................................70
City Utilities Extension and Highway 101 Realignment ..................................................70
Salvage Yard Site Clean-up ........................................................................................................70
APPENDIX A ..................................................................................A.1
Community Open House #1 ....................................................................................................A.2
APPENDIX B ...................................................................................B.1
Joint City Council and Planning Commission Work Session Presentation ..............B.2
APPENDIX C ..................................................................................C.1
Community Open House #2 .....................................................................................................C.2
iv Table of Contents
List of Figures
List of Figures
Figure E-1: Study Area ...................................................................................................................IV
Figure E-2: Developable Parcels .................................................................................................V
Figure E-3: Potential Land Uses: City Services Provided ...................................................VI
Figure 1: Study Area Context.......................................................................................................3
Figure 2: Study Area .......................................................................................................................4
Figure 3: Related Projects and Studies.....................................................................................5
Figure 4: Highway 101/CR 61 Flood Mitigation Project .....................................................9
Figure 5: CR 61 Reconstruction Project .................................................................................10
Figure 6: Highway 101 Realignment Concept ....................................................................11
Figure 7: 2030 Sewer District and Subdistricts ..................................................................13
Figure 8: Subdistrict LB-1 Waste Water Conveyance .......................................................14
Figure 9: Subdistrict LB-1 Comprehensive Plan Land Use ..............................................15
Figure 10: Subdistrict LB-1 Water Service Development ...............................................16
Figure 11: 100-year Floodplain .................................................................................................19
Figure 12: Wetlands and Fens ...................................................................................................20
Figure 13: Tree Cover, Open Space, and Surface Water ...................................................21
Figure 14: Buffer Zones and Slopes ........................................................................................22
Figure 15: Developable Parcels ................................................................................................24
Figure 16: Parcel Access ..............................................................................................................25
Figure 17: Parcel Access - West Segment ..............................................................................26
Figure 18: Parcel Access - Central Segment .........................................................................27
Figure 19: Parcel Access - East Segment ...............................................................................28
Figure 20: Existing Land Use ......................................................................................................29
Figure 21: Existing Zoning ..........................................................................................................30
Figure 22: Representative Study Area Land Use
- Auto Sales & Storage .............................................................................................31
Figure 23: Representative Study Area Land Use
- Auto Salvage & Multi-Tenant Building ...........................................................32
Figure 24: Representative Study Area Land Use
- Motels & Pet Boarding .........................................................................................33
Figure 25: Representative Study Area Land Use
- Food Processing & Golf ......................................................................................34
Figure 26: Representative Study Area Land Use
- Contractor’s Yard....................................................................................................35
Figure 27: Potential Land Uses: City Services Provided ...................................................41
Figure 28: Development Scenario Locations.......................................................................42
Figure 29: Assumption Creek - Existing Conditions ..........................................................44
Figure 30: Assumption Creek - Single Family Residential Concept .............................45
Figure 31: Assumption Creek - Single Family Residential Yield ....................................46
Figure 32: Assumption Creek - Single Family Residential Typical Section ................47
Figure 33: Assumption Creek - Density Transfer Concept ..............................................49
Figure 34: Assumption Creek - Density Transfer Townhouses.......................................50
Figure 35: Assumption Creek - Density Transfer Typical Section..................................51
Figure 36: Gateway - Existing Conditions .............................................................................53
Figure 37: Gateway - Mixed Use Village Concept ...............................................................54
Figure 38: Gateway - Mixed Use Village Yield ......................................................................56
v County Road 61 Corridor Plan
List of Figures
Figure 39: Gateway - Typical Section ......................................................................................57
Figure 40: Moon Valley - Existing Conditions ......................................................................59
Figure 41: Moon Valley - High Density Residential Concept ..........................................60
Figure 42: Moon Valley - High Density Residential Yield .................................................61
Figure 43: Moon Valley - High Density Residential Typical Section .............................62
Figure 44: Moon Valley - Senior Housing Concept ............................................................64
Figure 45: Moon Valley - Senior Housing Yield ...................................................................65
Figure 46: Moon Valley - Senior Housing Typical Section ...............................................66
Figure 47: Potential Land Uses: City Services Not Provided ...........................................68
Figure A-1 .......................................................................................................................................A.3
Figure A-2 .......................................................................................................................................A.4
Figure A-3 .......................................................................................................................................A.5
Figure A-4 .......................................................................................................................................A.6
Figure A-5 .......................................................................................................................................A.7
Figure A-6 .......................................................................................................................................A.8
Figure A-7 .......................................................................................................................................A.9
Figure A-8 .....................................................................................................................................A.10
Figure A-9 .....................................................................................................................................A.11
Figure A-10 ..................................................................................................................................A.12
Figure A-11 ..................................................................................................................................A.13
Figure A-12 ..................................................................................................................................A.14
Figure B-1 ........................................................................................................................................B.3
Figure B-2 ........................................................................................................................................B.4
Figure B-3 ........................................................................................................................................B.5
Figure B-4 ........................................................................................................................................B.6
Figure B-5 ........................................................................................................................................B.7
Figure B-6 ........................................................................................................................................B.8
Figure B-7 ........................................................................................................................................B.9
Figure B-8 .....................................................................................................................................B.10
Figure B-9 .....................................................................................................................................B.11
Figure B-10 ...................................................................................................................................B.12
Figure B-11 ...................................................................................................................................B.13
Figure C-1 ........................................................................................................................................C.3
Figure C-2 ........................................................................................................................................C.4
Figure C-3 ........................................................................................................................................C.5
Figure C-4 ........................................................................................................................................C.6
Figure C-5 ........................................................................................................................................C.7
Figure C-6 ........................................................................................................................................C.8
Figure C-7 ........................................................................................................................................C.9
Figure C-8 .....................................................................................................................................C.10
Figure C-9 .....................................................................................................................................C.11
Figure C-10 ...................................................................................................................................C.12
vi Table of Contents
List of Tables
List of Tables
Table 1: Utility Extension - Comparison of Estimated Project Costs to
Hook-up Fee Revenue .................................................................................................12
Table 2: Estimated Utility Assessments .................................................................................12
Table 3: Assumption Creek Area - Low Density Residential Summary .......................43
Table: Assumption Creek Area - Density Transfer Summary ..........................................48
Table 5: Gateway Area - Mixed Use Village Summary ......................................................55
Table 6: Moon Valley Area - High Density Residential Summary: ................................58
Table 7: Moon Valley Area - Senior Housing Summary ....................................................63
Table C-1: Community Open House #2 Survey Response Summary ......................C.13
EXECUTIVE SUMMARY
County Road 61 Corridor Plan
EXECUTIVE SUMMARY
II Executive Summary
Project Purpose and Intent
The County Road (CR) 61 corridor is a key southern
gateway to the City of Chanhassen. Impending trans-
portation and infrastructure changes can increase the
development potential of parcels within the study area.
The City completed a framework plan that will guide
future public and private sector decision-making, shap-
ing this important city gateway. The City of Chanhas-
sen initiated the CR 61 Corridor Plan to investigate
future land use transitions for the study area to arrive
upon recommendations consistent with the gateway’s
importance.
The 1,430-acre study area is located in the southern-
most section of Chanhassen and is bounded by the
Minnesota River/City of Shakopee on the south, the City
of Chaska on the west, the Minnesota River Bluffs LRT
Regional Trail on the north, and the City of Eden Prairie
on the east.
The study was conducted in response to several near-
and long-term infrastructure projects that could influ-
ence future development in the study area (see Figure
E-1). In addition, the City initiated a study to investigate
the feasibility of extending city utilities (public water
and sanitary sewer) to the study area.
An updated land use vision for the study area will enable
the City to better guide future development that will:
• Achieve the highest and best use for properties.
• Be responsive to the study area’s unique natural
setting.
• Enhance the City’s tax base.
• Create a southern gateway to the City.
Updated land uses will also provide existing property
owners with a better understanding of the City’s long-
term vision for this area. This will allow them to make
informed decisions regarding the future use, manage-
ment, or disposition of their property.
Existing Conditions
Many environmental resources within the study area
merit protection and conservation, which significantly
limits development locations. After constrained parcels
are removed from consideration, the remaining devel-
opable land accounts for 12 percent of the study area as
depicted in Figure E-2.
Future Land Use Guidance
Findings of the utility extension study indicated that
it is feasible to extend city utilities to the study area.
This outcome strongly determined the appropriate
future redevelopment densities for parcels. This in turn
strongly influenced the proposed land uses for the
study area as depicted in Figure E-3.
Implementation
The City envisions future development along the CR 61
corridor to reflect the City’s high quality architecture
and site design standards, resulting in a pleasant and
inviting gateway. For the vision to become reality, two
key implementation steps must be accomplished.
Land Use Plan Update
With the determination that extending city utilities
to the study area is feasible, the City Council directed
City staff to proceed with updating the land uses for
the study area consistent with the proposed land uses
depicted in Figure E-3. The importance of this com-
munity gateway, in light of impending infrastructure
enhancements and anticipated increased develop-
ment interests, requires the City to clearly articulate the
desired development vision for this area. Updated land
use guidance will be in place prior to completion of the
infrastructure projects.
City Utilities Extension and
Highway 101 Realignment
A vast majority of the updated land use guidance is only
viable with the extension of city utilities. The realign-
ment of Highway 101 is the key infrastructure improve-
ment that will facilitate the extension of city utilities
down the bluff. While being planned for, funding has
not been secured for this important project. Solicit-
ing grant funds and/or obligating other funds for this
project is another critical path item needed to imple-
ment the City’s development vision for the study area.
Beyond extending utilities down the realigned Highway
101 corridor, the City needs to identify funding sources
for construction of the utilities and how this construc-
tion will be phased.
Figure E-1: Study Area
III County Road 61 Corridor Plan
Executive Summary
Figure E-2: Developable Parcels
IV Executive Summary
Figure E-3: Potential Land Uses: City Services Provided
V County Road 61 Corridor Plan
Executive Summary
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VI Executive Summary
1Project Introduction
CHAPTER
1Project Introduction
CHAPTER
2 Chapter 1
The County Road (CR) 61 corridor is a key southern
gateway to the City of Chanhassen. Impending trans-
portation and infrastructure changes can increase the
development potential of parcels within the study area.
The City to completed a framework plan that will guide
future public and private sector decision-making, shap-
ing this important city gateway. The City of Chanhassen
initiated the CR 61 Corridor Land Use Study to inves-
tigate future land use transitions for the study area to
arrive upon recommendations consistent with the gate-
way’s importance.
Study Area
The 1,430-acre study area is located in the southern-
most section of Chanhassen, nestled between the Min-
nesota River and the river bluff (see Figure 1), and is
bounded by the Minnesota River/City of Shakopee on
the south, the City of Chaska on the west, the Minne-
sota River Bluffs LRT Regional Trail on the north, and the
City of Eden Prairie on the east (see Figure 2).
Project Purpose and Intent
The study was conducted in response to several near-
and long-term infrastructure projects that could influ-
ence future development in the study area (see Figure
3). First, the Highway 101 Bridge over the Minnesota
River, along with a section of CR 61 is planned for
reconstruction in the next several years, commencing
in 2014. Reconstruction of these roadways, along with
planned enhancements to Highway 101 north of CR
61, may heighten redevelopment interest in the area.
Second, the City conducted a study to investigate the
feasibility of extending city utilities (public water and
sanitary sewer) to the study area. The outcome of that
study, which determined that extension of utilities was
feasible, was a key determinant of appropriate future
redevelopment densities for these parcels.
The City needs to update the land use vision for the
study area prior to the completion of planned infra-
structure projects, which enables the City to better
guide future development that will:
• Achieve the highest and best use for these properties.
• Be responsive to the study area’s unique natural
setting.
• Enhance the City’s tax base.
• Create a southern gateway to the City.
Updated land uses will also provide existing property
owners with a better understanding of the City’s long
term vision for this area. This will allow them to make
informed decisions regarding the future use, manage-
ment, or disposition of their property.
»Study Area
»Project Purpose and Intent
»Project Approach and Stakeholder Engagement
Figure 1: Study Area Context
0 1 2Miles
Eden Prairie
Shakopee
3 County Road 61 Corridor Plan
Project Introduction
STUDY AREA
Figure 2: Study Area
4 Chapter 1
Figure 3: Related Projects and Studies
5 County Road 61 Corridor Plan
Project Introduction
6 Chapter 1
Project Approach and
Stakeholder Engagement
The project was composed of a three-phased process
that occurred over a 10-month process.
Inventory and Analysis
This phase consisted of reviewing background materi-
als on upcoming infrastructure projects and studies,
performing site visits, mapping existing conditions, and
identifying issues that would influence and/or constrain
future development. A community open house was
held (May 22, 2014) at the conclusion of this phase to
share project findings and to gain project area insight
from community members and study area property
owners. Open house land use presentation boards
and a summary of comments received are presented
in Appendix A. This open house was held concurrently
with open houses for the upcoming infrastructure proj-
ects so open house participants could gain a compre-
hensive understanding of the construction projects
and planning studies for the area and how these infra-
structure projects influenced potential future land use
transitions.
Concept Alternatives
During this phase, alternative land use and parcel
access concepts were developed. In addition, three par-
cels were selected within the study area and potential
development scenarios were prepared and analyzed
to better understand development and parcel access
opportunities and constraints. At this point in the pro-
cess, materials developed to date for both this land use
study and the utility extension project were presented
to a joint City Council/Planning Commission work ses-
sion (July 14, 2014) and comments were received. At
the conclusion of this phase, a community open house
(August 6, 2014) was held to share the land use con-
cepts and development scenarios. Utility extension fea-
sibility study findings were also shared with community
members at the open house.
Land Use Transition Recommendations
Based on the findings of the utility extension feasibility
study, final land use recommendations were developed,
along with proposed implementation recommenda-
tions. A final report was prepared and presented to the
City Council with a request for plan adoption.
Related Projects
CHAPTER 2
2Related Projects
CHAPTER
»Highway 101/CR 61 Flood Mitigation Project
»CR 61 Reconstruction Project
»Highway 101 Realignment Study
»Chanhassen Utility Service Extension Study
8 Chapter 2
Highway 101/CR 61 Flood
Mitigation Project
This project will reconstruct the Highway 101 Bridge that
spans the floodplain between the Highway 101 Minne-
sota River Bridge in Shakopee and CR 61 to minimize
transportation disruptions caused by seasonal flood-
ing of the Minnesota River (see Figure 4). This project
will also construct two roundabouts: one at the inter-
section of Highway 101 and CR 61 and the other at the
intersection of CR 61 and Bluff Creek Drive to improve
safety and accommodate future traffic growth. Project
construction started in 2014 with projected comple-
tion in 2015. This project will result in land acquisition
and access modifications for several parcels in the study
area that may influence future land use.
CR 61 Reconstruction Project
Hennepin County is planning to reconstruct CR 61 from
Highway 101 to Charlson Road in Eden Prairie (see Figure
5). The project will entail roadway geometric improve-
ments, along with a new multi-use trail on the north side
of the roadway. Project goals include improving safety
and minimizing transportation disruptions caused by
seasonal flooding of the Minnesota River. Construction
is planned to commence in 2015 and be complete in
2017. Reconstruction of this roadway will result in access
modifications for several parcels in the study area that
may influence future land use.
Highway 101 Realignment Study
The City, in conjunction with Carver County and MnDOT,
performed a study of Highway 101 between the Carver/
Scott County line and Lyman Boulevard (CSAH 18) to
identify long-term transportation improvements to
address existing and anticipated future safety, capac-
ity and connectivity issues along Highway 101. As a
result of this study, the north section of the highway
between Lyman Boulevard and Pioneer Trail has been
reconstructed.
The City and County desire to reconstruct the remaining
southerly segment between Pioneer Trail and CR 61 as
soon as funding can be secured. Due to steep topogra-
phy along this segment of the highway, the reconstruc-
tion will require the realignment of the roadway. The
realigned roadway will connect to the new roundabout
that is being constructed as part of the Highway 101/CR
61 Flood Mitigation Project. Realignment of the road-
way will result in land acquisition and access modifica-
tions for several parcels in the study area. At the time of
this report, a final roadway alignment for this segment
of Highway 101 has not been determined. Therefore, a
preliminary conceptual alignment was used to better
understand potential land acquisition and parcel access
modifications that may result from the future roadway
realignment (see Figure 6).
Figure 4: Highway 101/CR 61 Flood Mitigation Project
9 County Road 61 Corridor Plan
Related Projects
Figure 5: CR 61 Reconstruction Project
10 Chapter 2
Figure 6: Highway 101 Realignment Concept
11 County Road 61 Corridor Plan
Related Projects
12 Chapter 2
Chanhassen Utility Service
Extension Study
Parcels in the study area are currently not served by City
of Chanhassen utilities. Most properties use private on-
site water wells and septic systems. One parcel in the
study area, the Gedney food processing plant, is cur-
rently being served by City of Chaska utilities. Given
capacity limitations with the Chaska utility system, this
facility cannot expand unless utility services are pro-
vided by the City of Chanhassen. This fact, along with
anticipated new development on the bluff top imme-
diately north of the project area, led the City to initiate
a concurrent study that investigated the feasibility of
expanding city services to the southern portion of the
City, which includes the study area.
Figure 7 depicts the City’s existing and planned sewer
districts and subdistricts. The project area falls within
Subdistrict LB-1 of the Lower Bluff Creek District. As
shown in Figure 8, future sewer is planned to run the
full length of CR 61. The plan indicates that two future
lift stations will be needed in the project area. Based
on land use assumptions as shown in Figure 9, growth
area ultimate average daily demands for water are pre-
sented in Figure 10. Estimated costs and fee revenue
associated with extending city utilities to the study
area, along with estimated utility assessments per acre
are shown in Tables 1 and 2.
Table 1: Utility Extension - Comparison of Estimated
Project Costs to Hook-up Fee Revenue1
2014 2015 2016 2017 2018 2019 2020
Project Cost $9,868,000 $10,262,720 $10,673,229 $11,100,158 $11,544,164 $12,005,931 $12,486,168
Inflation Rate2 4%4%4%4%4%4%4%
1Estimated costs prepared by SEH, Inc. as part of a concurrent study
2SEH assumed a 3.5% inflation rate on construction costs. Rate study used 4%.
Table 2: Estimated Utility Assessments1
Net Present Value of Water Connection Fees $4,941,008
Net Present Value of Sewer Connection Fees $1,322,479
Total2 $6,263,487
Percentage of Project Costs in 2020 50%
1It should be noted that this work could not occur until Bluff Creek Golf Course develops and Highway 101 going up the bluff is constructed.
2Assessing $6,263,487 of project costs divided by 200 acres of developable land = $31,317 in assessments per acre.
The study findings indicated that extending city utilities
to the study area is feasible. This study outcome, along
with finding that the assumed densities used in the fea-
sibility study could generate sufficient revenue to fund
the extension, were strong determinants in the selec-
tion of proposed land uses for the study area.
Figure 7: 2030 Sewer District and Subdistricts (Source: SEH, Inc.)
13 County Road 61 Corridor Plan
Related Projects
Figure 8: Subdistrict LB-1 Waste Water Conveyance (Source: SEH, Inc.)
14 Chapter 2
Figure 9: Subdistrict LB-1 Comprehensive Plan Land Use ( Source: SEH, Inc.)
15 County Road 61 Corridor Plan
Related Projects
Figure 10: Subdistrict LB-1 Water Service Development (Source: SEH, Inc.)
16 Chapter 2
Existing Conditions
CHAPTER 3
18 Chapter 3
Environmental Resources
The CR 61 study area is rich in environmental resources.
Given its proximity to the Minnesota River, approxi-
mately 70 percent of the study area is located in the
Minnesota River 100-year floodplain (see Figure 11).
The City generally limits development in the floodplain
to those uses that are able to tolerate periods of inun-
dation and do not restrict flood flows. In addition to the
Minnesota River, a lake is located in the floodplain and
Assumption and Bluff Creeks pass through the study
area. Much of the floodplain is also classified as wet-
lands (see Figure 12). The study area is also the site of
Seminary Fen, which is a rare and sensitive wetland type
that merits protection.
Many of the water resources within the study area are
located in parcels that are owned by either the Minne-
sota Department of Natural Resources (DNR) or the U.S.
Fish and Wildlife Service. There is also significant tree
cover in the project area, which typically corresponds
to floodplains or areas of steep topography (see Fig-
ure 13). A large portion of the north central and north-
east study area is composed of steep river bluffs that
limit development. Slopes greater than 30 percent are
depicted in Figure 14. This graphic also shows the Bluff
Creek Overlay District, which the City established to pro-
tect the Bluff Creek Corridor and associated wetlands,
bluffs, and significant stands of mature trees. While this
overlay district only impacts a very small portion of the
study area, the principles contained within the overlay
district should be applied, to the extent feasible, to the
remainder of Bluff Creek as it passes through the study
area.
Existing Parks and Trails
As mentioned previously, a large portion of the river
floodplain and Seminary Fen are under the ownership
and management of the Minnesota DNR (Seminary
Fen SNA and Raguet Wildlife Management Center)
or the U.S. Fish and Wildlife Service (Minnesota Valley
National Wildlife Preserve). The northern boundary of
the study area is defined by the Minnesota River Bluffs
LRT Regional Trail. The trail is located along an aban-
doned railroad corridor owned by county regional rail-
road authorities. The trail is managed by Three Rivers
Park District. These park and trail amenities, along with
planned infrastructure enhancements, contribute to
the development desirability of this area.
Historic and Cultural Resources
As part of the Highway 101 environmental review pro-
cess, several archaeological resource sites were iden-
tified in the vicinity of CR 61 and Highway 101. These
archaeological sites represent early inhabitant camps
ranging from 200 to 8,000 years ago. The sites are
located in the floodplain and will not impact potential
development parcels.
3Existing Conditions
CHAPTER
»Environmental Resources
»Existing Parks and Trails
»Historic and Cultural Resources
»Development Constraints
»Access and Circulation
»Land Use and Zoning
Figure 11: 100-year Floodplain
19 County Road 61 Corridor Plan
Existing Conditions
Figure 12: Wetlands and Fens
20 Chapter 3
Figure 13: Tree Cover, Open Space, and Surface Water
21 County Road 61 Corridor Plan
Existing Conditions
Figure 14: Buffer Zones and Slopes
22 Chapter 3
23 County Road 61 Corridor Plan
Existing Conditions
Development Constraints
Many environmental resources within the study area
merit protection and conservation, which significantly
limits development locations. Figure 15 depicts areas
that are protected from development due to either the
presence of wetlands, floodplains, water bodies, steep
slopes, or parcels owned by the Minnesota DNR and U.S.
Fish and Wildlife Service. Several other parcels within
the study area were identified as parcels that would
likely not redevelop in the near future, including the
Gedney food processing plant, the utility substation,
single-family lots south of Stoughton Avenue and CR 61
towards the west end of the study area, and single-fam-
ily lots on top of the bluff in the far northeast portion
of the study area. After these constrained parcels were
removed from consideration, the remaining develop-
able area accounts for 12 percent of the study area.
Access and Circulation
While providing scenic views of the Minnesota River
valley, the CR 61 corridor is constrained by its natural
setting of steep, wooded slopes and abundant water
features, which create development parcels that are
generally long and narrow. In addition, CR 61 and High-
way 101 are roadways that accommodate high traffic
volumes and vehicles speeds, which pose safety chal-
lenges and require careful consideration of appropriate
parcel access locations. Figure 16 shows conceptual
internal circulation concepts and parcel access points
for the developable parcels identified in Figure 15. Fig-
ures 17 – 19 provide enlarged views of Figure 16.
For the western portion of the study area, roadway con-
nections at Audubon Road (CR 15), Stoughton Avenue
and the intersection of CR 61 and Engler Boulevard in
Chaska are proposed to serve both Chanhassen and
Chaska parcels located between the Gedney food pro-
cessing plant and CR 61. In the vicinity of Assumption
Creek, two access points are proposed along CR 61,
which is consistent with typical one-half mile spacing
along county roads. The westerly of these access points
should be aligned with a reconfigured Stoughton Ave-
nue to improve sight lines at this intersection.
In the central portion of the study area, the parcels
located immediately west of Bluff Creek Drive are pro-
posed to be served by a cul-de-sac roadway. For the
parcels north of CR 61, one roadway connection is pro-
posed on Bluff Creek Drive with a minimum setback of
300 feet from CR 61. Another access point is proposed
on CR 61 that would align with the access driveway
to the parcel immediately south of CR 61. All parcels
located east of this access point are proposed to be
served by a cul-de-sac given the anticipated steep slope
of the future realigned Highway 101 north of CR 61 that
will bound the east side of these parcels.
Consistent with the parcels immediately west of the
future highway 101 alignment, parcels immediately
east of the future highway are proposed to be served by
a cul-de-sac. The cul-de-sac will connect to a proposed
access point on CR 61 that would align with an access
driveway to a parcel immediately south of CR 61. Two
additional easterly access points are proposed along
CR 61 at approximate one-half mile spacing. One of the
access points would be in the vicinity of existing Erie
Lane and the second one in the vicinity of the existing
gravel quarry driveway.
Land Use and Zoning
Figure 20 depicts the 2030 land use plan established as
part of the City’s last comprehensive plan update. Fig-
ure 21 shows current zoning for the study area. Exist-
ing private parcels in the study area are generally low
intensity uses, which coincide with the lack of city utility
service. One exception is the Gedney food processing
plant that is served by City of Chaska utilities. There are
a number of large-lot single-family residential houses
that take advantage of the river valley view. The study
area is also home to a number of industrial and transi-
tional land uses that inhabit structures built of inexpen-
sive, low-quality materials (see Figures 22 – 26). With
the anticipated future provision of city utilities, along
with planned roadway enhancements, a number of
these sites may draw redevelopment interest.
Figure 15: Developable Parcels
24 Chapter 3
Figure 16: Parcel Access
25 County Road 61 Corridor Plan
Existing Conditions
Figure 17: Parcel Access - West Segment
26 Chapter 3
Figure 18: Parcel Access - Central Segment
27 County Road 61 Corridor Plan
Existing Conditions
Figure 19: Parcel Access - East Segment
28 Chapter 3
Figure 20: Existing Land Use
29 County Road 61 Corridor Plan
Existing Conditions
Figure 21: Existing Zoning
30 Chapter 3
Figure 22: Representative Study Area Land Use - Auto Sales & Storage
31 County Road 61 Corridor Plan
Existing Conditions
Figure 23: Representative Study Area Land Use - Auto Salvage & Multi-Tenant Building
32 Chapter 3
Figure 24: Representative Study Area Land Use - Motels & Pet Boarding
33 County Road 61 Corridor Plan
Existing Conditions
Figure 25: Representative Study Area Land Use - Food Processing & Golf
34 Chapter 3
Figure 26: Representative Study Area Land Use - Contractor’s Yard
35 County Road 61 Corridor Plan
Existing Conditions
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36 Chapter 3
4Project Area Vision
CHAPTER
4Project Area Vision
CHAPTER
38 Chapter 4
The current comprehensive plan examines regional
draw and appeal for the City of Chanhassen. This appeal
includes cultural, retail, and employment opportunities.
In the past, there was a perception that the commu-
nity’s predominant economic connection had an east
-west orientation. A market analysis performed in 2006
indicated that the City also has a strong north-south
economic connection. This strong regional draw, along
with the reconstruction of the Highway 101 Bridge and
CR 61, places a higher importance on CR 61 as a commu-
nity gateway, in particular, the area in close proximity to
the intersection of Highway 101. Future development
within the study area should reflect the high-quality
development character of the broader community and
create a favorable impression for visitors to the com-
munity. At the same time, development and land use
should be sensitive and responsive to this unique natu-
ral setting.
5Land Use Transition
CHAPTER
5Land Use Transition
CHAPTER
»Potential Land Uses: City Services Provided
»Potential Land Uses: City Services Not Provided
40 Chapter 5
Initial land use concepts were developed at a point in
the process when a determination had not yet been
made regarding the feasibility of extending city utilities
down the bluff to the study area. Therefore, two land
use concepts were developed: one assumed that city
utilities were extended to the study area and the other
assumed no provision of city utilities.
Potential Land Uses: City
Services Provided
Land uses associated with the extension of city utility
service are generally composed of higher intensity uses,
which are desired to help offset the cost of extending
city utilities down the bluff to the study area (see Figure
27). The intersection of Highway 101 and CR 61 is envi-
sioned as the key community gateway. Parcels imme-
diately east and west of the intersection and north of
CR 61 are proposed to be guided as mixed use village.
This area would be composed of neighborhood conve-
nience retail and services, complemented with some
high and medium density residential. An existing gravel
quarry located east of the gateway commercial node
will likely be closing its operations in the near future;
this general area is proposed to be guided as residential
high density. The gravel quarry area parcels have ade-
quate parcel depth to accommodate this use, can take
advantage of the river views, and can be adequately
served with limited access drives onto CR 61.
West of the gateway commercial node, parcels in the
vicinity of Bluff Creek Drive and Assumption Creek are
proposed to be guided as residential medium density.
Residential uses in this area can take advantage of the
adjacent river bluff and Seminary Fen natural amenities.
The fen parcels, owned by the Minnesota DNR, are pro-
posed to be guided as park open space. Parcels bound
by Stoughton Avenue and CR 61 in the western portion
of the study area are proposed to be guided as office
industrial. These uses are consistent with the existing
Gedney food processing plant and can take advantage
of their proximity to the City of Chaska.
No significant land use transitions are anticipated for
parcels located south of CR 61. Existing housing located
in the vicinity of Stoughton Road is proposed to remain
as single family residential large lot with the exception
of one parcel that is proposed to be residential medium
density. An agriculture land use is proposed for the Min-
nesota DNR and U.S. Fish and Wildlife Service parcels.
The parcel west of Highway 101 is essentially land locked
by the river floodplain and has limited roadway access
opportunities. However, the parcel is located next to the
intersection of two busy roadways and benefits from its
visibility. Therefore, the parcel is proposed to remain
guided as office. Due to narrow parcel depths and fre-
quent incidences of flooding, several small parcels east
of Highway 101 are proposed as either agriculture or
park open space. The existing auto salvage yard is also
guided to park open space; it is likely that soil contami-
nants exist on this parcel that will require remediation
prior to transitioning this parcel to its guided use.
Potential Development Scenarios
Development scenarios were prepared for three loca-
tions within the study area to test how well these areas
could accommodate the development density associ-
ated with the proposed land uses (see Figure 28). The
scenarios assumed the extension of city utilities to the
study area and parcel assembly. They are purely concep-
tual and not reflective of actual development proposals.
Development of these parcels will only occur if initiated
by the parcel owner.
Figure 27: Potential Land Uses: City Services Provided
41 County Road 61 Corridor Plan
Land Use Transition
Figure 28: Development Scenario Locations
42 Chapter 5
43 County Road 61 Corridor Plan
Land Use Transition
Assumption Creek Area
The Assumption Creek area is located in the western
portion of the study area. This 53-acre area is bound by
the regional trail corridor on the north, Seminary Fen
on the east, and CR 61 on the south and east. While the
site is relatively flat, development of the site will be chal-
lenged by the fact that Assumption Creek essentially
bisects the site (see Figure 29) and all site access must
come off CR 61, which typically calls for access spac-
ing of one-half mile. Access to the north half of the site
can only occur if bridges are constructed over Assump-
tion Creek, which is a Minnesota DNR designated trout
stream. Any structured crossings of the creek would
require approval by the DNR.
Two scenarios were developed for this area. The first
scenario assumed low density residential development
across the entire site, two crossings of the Assumption
Creek, and two access points onto CR 61 as depicted
in Figure 30. The city zoning code allows 1.2 to 4.0
dwelling units (du) per acre for this land use, which
would yield 63 to 211 dwelling units on this site. Con-
ceptual lots of 75 feet x 125-150 feet for single-family
residences were used as depicted in the representa-
tives images and Figures 31 and 32. The scenario also
complied with Section 20-481 of the city zoning code,
which requires structures on sewered lots adjacent to a
creek be setback a minimum of 50 feet from the creek’s
ordinary high water level. This scenario yielded a total of
126 units (2.4 du/acre).
Table 3: Assumption Creek Area - Low Density
Residential Summary
Acres 53
Assumed density 1.2-4 du/ac.
Yield at Assumed density 63-211 units
Yield shown 126 units (2.4 du/ac.)
Representative image of Single-Family Residences
Representative image of Single-Family Residences
Figure 29: Assumption Creek - Existing Conditions
44 Chapter 5
Figure 30: Assumption Creek - Single Family Residential Concept
45 County Road 61 Corridor Plan
Land Use Transition
Figure 31: Assumption Creek - Single Family Residential Yield
46 Chapter 5
Figure 32: Assumption Creek - Single Family Residential Typical Section
47 County Road 61 Corridor Plan
Land Use Transition
48 Chapter 5
The second scenario assumed no crossing of Assump-
tion Creek and a transfer of development density to the
south side of the creek as a means to protect the creek,
yet allow the property owner a fair return. The remain-
ing area north of the creek could be placed into a per-
manent conservation easement, developed into a new
park, or transferred to the DNR as a way to better buffer
the adjacent fen (see Figure 33). The density transfer
was based on a density range that could be achieved
using low density residential across the entire 53 acre
site. This scenario assumes the use of medium density
residential development, such as back-to-back and tuck
under townhouses as depicted in the representative
images and Figures 34 and 35. This scenario yielded at
total of 158 units (3.0 du/acre).
Table 4: Assumption Creek Area - Density Transfer
Summary
Acres 53
Assumed density 1.2-4 du/ac.
Yield at assumed density 63-211 units
Yield shown 158 units (3.0 du/ac)
Representative Townhouses Representative Townhouses
Figure 33: Assumption Creek - Density Transfer Concept
49 County Road 61 Corridor Plan
Land Use Transition
Figure 34: Assumption Creek - Density Transfer Townhouses
50 Chapter 5
Figure 35: Assumption Creek - Density Transfer Typical Section
51 County Road 61 Corridor Plan
Land Use Transition
Representative Commercial Development Representative TownhouseRepresentative Commercial Development
52 Chapter 5
Gateway Area
The gateway area is located in the central portion of the
study area. This 20.7-acre area is bound by the regional
trail corridor on the north, Bluff Creek Drive on the west,
CR 61 on the south, and the conceptual realignment
of Highway 101 on the east. The southerly two-thirds
of the area is relatively flat. The northerly third of the
area is composed of steep bluffs (see Figure 36).This
area is envisioned as a southern gateway to the City of
Chanhassen. The term gateway as used here does not
mean signage. Instead, it refers to developments that
exhibit Chanhassen’s characteristically high quality
architecture and site designs that are sensitive to the
City’s natural resources. Community residents and visi-
tors should immediately receive a positive impression
of a special community that values the natural environ-
ment and quality built environments.
This scenario conceptually illustrates how this impor-
tant area could be developed as a mixed use village
that is composed of 30 percent commercial and 70 per-
cent medium to high density residential uses. The com-
mercial uses are located adjacent to CR 61 and near the
intersection of CR 61 and future Highway 101 to take
advantage of the higher traffic volumes on these roads
as depicted in Figure 37. The residential uses, com-
posed of a mixture of apartments and townhouses, are
located either north of the commercial parcels or closer
to Bluff Creek. Based on the proposed land uses, esti-
mated development densities for the area would range
between 67,000 and 94,000 square feet of commercial
and between 58 and 116 dwelling units. Commercial
uses are envisioned to be neighborhood convenience
retail or neighborhood services.
One full-access intersection and one partial-access
(right-in, right-out) intersection is provided to the gate-
way area from CR 61 using the desired one-eight mile
spacing between full-and partial-access intersections.
One of the residential developments is provided access
off of Bluff Creek Drive. Access is not assumed off of the
future Highway 101 alignment due to the anticipated
steep roadway grades that will be needed to traverse
the river bluff.
Figure 36: Gateway - Existing Conditions
53 County Road 61 Corridor Plan
Land Use Transition
Figure 37: Gateway - Mixed Use Village Concept
54 Chapter 5
Representative Apartments Representative Apartments
55 County Road 61 Corridor Plan
Land Use Transition
Figure 38 and the representative images illustrate
potential building character, sizing, and placement;
associated internal roadway circulation and surface
parking lots; and stormwater treatment facilities. It is
assumed that the apartment building located behind
the commercial area would provide underground park-
ing. The concept would yield 48,000 square feet of
commercial and 176 dwelling units. Figure 39 depicts
how an apartment building could be sited between the
commercial buildings and the bluff.
Table 5: Gateway Area-Mixed Use Village Summary
Acres 20.7
Commercial yield at assumed density 67,000-94,000 SF
Residential yield at assumed density 58-116 Units
Commercial yield shown 48,000 SF
Residential yield shown 176 Units
Figure 38: Gateway - Mixed Use Village Yield
56 Chapter 5
Figure 39: Gateway - Typical Section
57 County Road 61 Corridor Plan
Land Use Transition
Representative Apartments
58 Chapter 5
Moon Valley Area
The Moon Valley area is located on the eastern 23.6 acres
of an existing gravel quarry that is expected to close its
operations in the near future. The site is composed of
steep bluffs and areas that have been severely altered
due to the quarrying operations. The grading used for
the scenario based on a site mitigation plan prepared
by the site owners and submitted to the City (see Figure
40).
Two scenarios were developed for this area. The first
scenario assumed high density residential and two
full access points onto CR 61 as depicted in Figure 41.
The internal circulation roadway would need to cross
a drainage channel to reach the westerly access point.
The city zoning code allows 8 to 16 dwelling units per
acre for high density residential, which would yield 189
to 378 dwelling units on this site.
Figure 42 and the representative images illustrate
potential building character, sizing, and placement;
associated internal roadway circulation and parking
lots; and stormwater treatment facilities. It is assumed
that the apartments would provide underground park-
ing. The concept would yield 270 to 360 dwelling units
(11 – 15 du/ac). Figure 43 depicts how the apartments
could be sited between the site’s steep slopes.
Table 6: Moon Valley Area - High Density
Residential Summary
Acres 23.6
Assumed Density 8-16 du/ac
Yield at assumed density 189-378 units
Yield shown 270-360 units (11-15 du/ac)
Figure 40: Moon Valley - Existing Conditions
59 County Road 61 Corridor Plan
Land Use Transition
Figure 41: Moon Valley - High Density Residential Concept
60 Chapter 5
Figure 42: Moon Valley - High Density Residential Yield
61 County Road 61 Corridor Plan
Land Use Transition
Figure 43: Moon Valley - High Density Residential Typical Section
62 Chapter 5
63 County Road 61 Corridor Plan
Land Use Transition
The second scenario assumed a senior housing facility
composed of a mixture of housing types (twin homes
and apartments) as depicted in Figure 44. This scenario
assumes only one access to the site and a cul-de-sac
drive serving the site that stops short of the drainage
channel.
Figure 45 and the representative images illustrate
potential building character, sizing, and placement;
associated internal roadway circulation and parking
lots; and stormwater treatment facilities. It is assumed
that the apartment building would provide under-
ground parking. The concept would yield 189 to 378
dwelling units (8–16 du/ac). Figure 46 depicts how the
twin homes and apartments could be sited between
the site’s steep slopes.
Table 7: Moon Valley Area - Senior Housing
Summary
Acres 23.6
Assumed density 8-16 du/ac.
Yield at assumed density 189-378 units
Yield shown 42 Twin homes, 42 units/floor - apartments
Representative Senior Apartments Representative Senior Apartments Representative Twin Homes
Figure 44: Moon Valley - Senior Housing Concept
64 Chapter 5
Figure 45: Moon Valley - Senior Housing Yield
65 County Road 61 Corridor Plan
Land Use Transition
Figure 46: Moon Valley - Senior Housing Typical Section
66 Chapter 5
67 County Road 61 Corridor Plan
Land Use Transition
Potential Land Uses: City
Services Not Provided
If the extension of city utility service to the study area
was deemed not feasible, the City would likely not
anticipate development interest in this area. Therefore,
parcel uses would likely remain similar to their current
uses (see Figure 47). Parcels located west of the High-
way 101/CR 61 intersection may have the best opportu-
nity for some modest density and is proposed as office.
Parcels located east of the intersection are proposed
to maintain their current land use designation of office
industrial. The gravel quarry is still seen as a good site
for future housing and is proposed as a single family
residential large lot.
Parcels east of Bluff Creek Drive are proposed as office
industrial uses. Parcels west of Bluff Creek Drive and in
the vicinity of Assumption Creek are proposed to be
guided as single family residential large lot. Residen-
tial uses in this area can take advantage of the adjacent
river bluff and Seminary Fen natural amenities. The fen
parcels owned by the Minnesota DNR are proposed
to be guided as park open space. Parcels bound by
Stoughton Avenue and CR 61 in the western portion
of the study area are proposed to be guided as office
industrial. These uses are consistent with the existing
Gedney food processing plant and can take advantage
of their proximity to the City of Chaska.
West of Highway 101, no significant land use transitions
are anticipated for parcels located south of CR 61. Exist-
ing housing located in the vicinity of Stoughton Road
is proposed to remain as single family residential large
lot. An agriculture land use is proposed for the parcels
owned by the Minnesota DNR. The parcel immediately
west of Highway 101 is essentially land locked by the
river floodplain and has limited roadway access oppor-
tunities. However, the parcel is located next to the
intersection of two busy roadways and benefits from
its visibility. Therefore, the parcel is proposed to remain
guided as office.
The parcels owned by the U.S. Fish and Wildlife Service
east of Highway 101 and south of CR 61 are proposed
to maintain their current agriculture guidance. The
remaining small parcels south of CR 61 and the exist-
ing auto salvage yard are proposed to remain guided as
office industrial.
Figure 47: Potential Land Uses: City Services Not Provided
68 Chapter 5
6Implementation
CHAPTER
6Implementation
CHAPTER
»Land Use Plan Update
»City Utilities Extension and Highway 101 Realignment
»Salvage Yard Site Clean-up
70 Chapter 6
The City of Chanhassen envisions future development
along the CR 61 corridor to reflect the City’s high qual-
ity architecture and site design standards, resulting in a
pleasant and inviting gateway. In order for the vision to
become reality, several key implementation steps must
be performed.
Land Use Plan Update
With the determination that extending city utilities to
the study area is feasible, the City Council has directed
City staff to proceed with updating the land use plan
for the study area consistent with the proposed land
uses depicted in Figure 25. The importance of this
community gateway, in light of impending infrastruc-
ture enhancements and anticipated increased develop-
ment interests, requires the City to clearly articulate the
desired development vision for this area. An updated
land use plan should be in place prior to completion of
the planned roadway improvement projects.
City Utilities Extension and
Highway 101 Realignment
A vast majority of the updated land uses are only viable
with the extension of city utilities to the study area. The
realignment of Highway 101 is the key infrastructure
improvement that will facilitate the extension of city
utilities down the bluff. While being planned for, fund-
ing has not been secured for this important project.
Soliciting grant funds and/or obligating other funds
for this project is another critical path item needed to
implement the City’s development vision for the study
area.
Beyond extending utilities down the realigned Highway
101 corridor, the City needs to identify funding sources
for the construction of utilities and determine how this
construction will be phased to address potential leap-
frog development along CR 61, such as the anticipated
redevelopment of the Moon Valley gravel quarry site.
Salvage Yard Site Clean-up
Portions of the existing automobile salvage yard soil are
likely contaminated. If the site transitions away from its
current use in the future, soil remediation is anticipated.
The City should work with the property owner to iden-
tify and solicit brownfield funds that will assist with the
expected clean-up efforts.
The impending infrastructure enhancements in the CR
61 corridor and anticipated increase in development
interest provides a prime opportunity to create an aes-
thetic gateway and positive impression of Chanhassen
to those who inhabit and pass through this area.
APPENDIX A
AAPPENDIX
A.2 Appendix A
Community Open House #1
A community open house was held on May 22, 2014.
The purpose of the open house was to introduce the
project to community members, share project find-
ings, and gain project area insight from community
members and study area property owners. This open
house was held concurrently with open houses for the
upcoming Highway 101/CR 61 Flood Mitigation project
and CR 61 Reconstruction project, so open house par-
ticipants could gain a comprehensive understanding of
the upcoming construction projects and planning stud-
ies for the area and how these infrastructure projects
influenced potential future land use transitions. Meet-
ing notices were sent to all property owners within the
three project areas.
As part of the open house, attendees were asked to
indicate which of the projects they were interested
in. Attendees could indicate which were of interest to
them. Of the 50 community members who signed in at
the open house, 12 indicated an interest in the CR 61
Corridor study. Open house presentation boards for
the CR 61 Corridor Plan are presented in Figures A-1 to
A-12.
Figure A-1
City Council and/orPlanning Commission Action9.
Draft Summary Document8.
• share work completed to date• summarize feedback from open houses• seek buy-in as to preferred solutions and recommendations
Joint Council/Planning Commission Work Session7.
• seek input as to preferred recommendations and options
Open House II6.
• establish options, alternatives and development scenarios for each parcel
Development Options5.
Open House I4.
• establish study area constraints/givens• variables/”if thens”• parcel by parcel issues and challenges
Corridor Analysis3.
Field Trip2.
Kickoff/Data Gathering1.
• project information sharing • property owners, developers, interested partiesFebMar Apr May Jun Jul Aug Sep
1 Kickoff/Data Gathering
2 Field Trip
3 Corridor Analysis
4 Open House I
5 Development Options
6 Open House II
7 Joint Council/Planning Commission Work Session
8 Summary Document
9 City Council and/or Planning Commission Action
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #1 May 22, 2014
STUDY AREA
DrAFt FiNAl
The County Road (CR) 61 corridor is a key future gateway to the City of Chanhassen. Impending
transportation and infrastructure changes may increase the development potential of parcels within
the study area. The City desires to complete a framework plan that will guide future public and private
sector decision-making, shaping this important gateway to the city.
PROJECT INTENTOVERVIEW
PROJECT SCHEDULE
County Road 61, western end of study area
County Road 61 near 101 North
County Road 61, eastern end of study area
MN Valley National Wildlife Reserve
Rice Lake
Bluff Creek Golf Course
EDEN PRAIRIE
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A.3 County Road 61 Corridor Plan
Appendix A
Figure A-2
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #1 May 22, 2014
NATURAL RESOURCES + CONSTRAINTS
WETLANDS AND FENS CONSTRAINTS: WETLANDS AND FENS
CONTEXT
FEMA 100-YR FLOODPLAIN CONSTRAINTS: FEMA 100-YR FLOODPLAIN
City Boundary
City Boundary
City Boundary
City Boundary
Legend
Legend
Legend
Legend
Project Boundary
Project Boundary
Project Boundary
Project Boundary
Parcel Line
Parcel Line
Parcel Line
Parcel Line
Existing/Proposed Trail
NWI Wetland (inside project area)
NWI Wetland (inside project area)
NWI Wetland (outside project area)
NWI Wetland (outside project area)
FEMA 100-year Flood Plain (outside project area)FEMA 500-year Flood Plain (outside project area)
FEMA 100-year Flood Plain (outside project area)
FEMA 100-year Flood Plain (inside project area)
FEMA 100-year Flood Plain (inside project area)
Fully constrained
Fen (inside project area)
Fen (inside project area)
Fen (outside project area)Fen (outside project area)
Fully Constrained
Fully Constrained
Stream Stream
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MN Valley National Wildlife ReserveSeminary Fen SNA
Raguet Wildlife Management Area
MN Valley National Wildlife ReserveSeminary Fen SNA
Raguet Wildlife Management Area
Bluff Creek Golf Course
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RESOURCES
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A.4 Appendix A
Figure A-3
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #1 May 22, 2014
NATURAL RESOURCES + CONSTRAINTS
BUFFER ZONES AND SLOPES CONSTRAINTS: BUFFER ZONES AND SLOPES
CONTEXT
TREE COVER, OPEN SPACE AND SURFACE WATER CONSTRAINTS: TREE COVER, OPEN SPACE AND SURFACE WATER
City Boundary
City Boundary
City Boundary
City Boundary
Legend
Legend
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Project Boundary
Project Boundary
Project Boundary
Project Boundary
Parcel Line
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Tree Cover (outside project area)
Slopes over 30% (outside project area)
Slopes over 30% (outside project area)
Tree Cover (outside project area)
Parks (outside project area)
Parks (outside project area)
Tree Cover (inside project area)
Slopes over 30% (inside project area)
Slopes over 30% with Constraints
Tree Cover (inside project area)
Tree Cover with Constraints
Parks (inside project area)
Bluff Creek Overlay District (inside project area)
Bluff Creek Overlay District With Constraints
Bluff Creek Overlay District (outside project area)
Bluff Creek Overlay District (outside project area)
Parks (inside project area)
Parks with Constraints
Surface Water (inside project area)
Surface Water (inside project area)
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Hwy 212
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Hwy 212
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MN Valley National Wildlife ReserveSeminary Fen SNA
Raguet Wildlife Management Area
MN Valley National Wildlife ReserveSeminary Fen SNA
Raguet Wildlife Management Area
MN Valley National Wildlife ReserveSeminary Fen SNA
Raguet Wildlife Management Area
MN Valley National Wildlife ReserveSeminary Fen SNA
Raguet Wildlife Management Area
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RESOURCES
RESOURCES
HOW RESOURCES CONSTRAIN PARCEL DEVELOPEMENT
HOW RESOURCES CONSTRAIN PARCEL DEVELOPEMENT
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A.5 County Road 61 Corridor Plan
Appendix A
Figure A-4
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #1 May 22, 2014
DEVELOPABLE PARCELSOPPORTUNITIES AND CONSTRAINTS
Feet
0 300 600 1200
Legend
Project Boundary
Parcel Line
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Stream
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A.6 Appendix A
Figure A-5
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #1 May 22, 2014
ZONINGPROJECT CONTEXT
Feet
0 300 600 1200
Legend
Zoning
Project Boundary
Parcel Line
A2-Agricultural Estate District
BF-Fringe Business District
IOP-Industrial Office Park District
NE-Natural Environment Lake
PUDR-Planned Unit Development/Residential District
R-8-Mixed Medium Density District
RD-Recreational Development Lake
RLM-Residential Low and Medium Density
RR-Rural Residential District
RSF-Single Family Residential District
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A.7 County Road 61 Corridor Plan
Appendix A
Figure A-6
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #1 May 22, 2014
LAND USE 2030PROJECT CONTEXT
Feet
0 300 600 1200
AGRICULTURE
COMMERICAL
OFFICE
OFFICE INDUSTRIAL
PARKS OPEN SPACE
PUBLIC SEMI PUBLIC
RESIDENTIAL HIGH DENSITY
RESIDENTIAL LARGE LOT
RESIDENTIAL LOW DENSITY
RESIDENTIAL MEDIUM DENSITY
MIXED USE VILLAGE
Land Use 2030
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Parcel Line
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A.8 Appendix A
Figure A-7
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #1 May 22, 2014
COMPREHENSIVE PLAN 2030
Feet
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OPPORTUNITIES AND CONSTRAINTS
AGRICULTURE
COMMERICAL
OFFICE
OFFICE INDUSTRIAL
PARKS OPEN SPACE
PUBLIC SEMI PUBLIC
RESIDENTIAL HIGH DENSITY
RESIDENTIAL LARGE LOT
RESIDENTIAL LOW DENSITY
RESIDENTIAL MEDIUM DENSITY
MIXED USE VILLAGE
Land Use 2030
Legend
Project Boundary
Parcel Line
Fully Constrained
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A.9 County Road 61 Corridor Plan
Appendix A
Figure A-8
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #1 May 22, 2014
Feet
0 300 600 1200
AGRICULTURE
COMMERICAL
OFFICE
OFFICE INDUSTRIAL
PARKS OPEN SPACE
PUBLIC SEMI PUBLIC
RESIDENTIAL HIGH DENSITY
RESIDENTIAL LARGE LOT
RESIDENTIAL LOW DENSITY
RESIDENTIAL MEDIUM DENSITY
MIXED USE VILLAGE
Land Use 2030
Legend
Project Boundary
Parcel Line
Fully Constrained
Existing/Proposed Trail
ALTERNATIVE SCENARIOOPPORTUNITIES AND CONSTRAINTS
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A.10 Appendix A
Figure A-9
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #1 May 22, 2014
ACCESSPARCEL DEVELOPMENT
Legend Project Boundary
Parcel Line
Trail
10’ Contour
Feet0 200 400
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Proposed Entry/Exit
Constrained Parcels
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OPTION A
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A.11 County Road 61 Corridor Plan
Appendix A
Figure A-10
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #1 May 22, 2014
ACCESSPARCEL DEVELOPMENT
OPTION B
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A.12 Appendix A
Figure A-11
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #1 May 22, 2014
ACCESSPARCEL DEVELOPMENT
Legend Project Boundary
Parcel Line
Trail
10’ Contour
Feet0 200 400
Stream
Conceptual Circulation
Proposed Entry/Exit
Constrained Parcels
Developable Parcels
Proposed Bridge
OPTION A2
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A.13 County Road 61 Corridor Plan
Appendix A
Figure A-12
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #1 May 22, 2014
ACCESSPARCEL DEVELOPMENT
Legend Project Boundary
Parcel Line
Trail
10’ Contour
Feet0 200 400
Stream
Conceptual Circulation
Proposed Entry/Exit
Constrained Parcels
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Proposed Bridge
OPTION B2
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A.14 Appendix A
APPENDIX B
BAPPENDIX
B.2 Appendix B
Joint City Council and
Planning Commission Work
Session Presentation
On July 14, 2014, a presentation was made to a joint City
Council and Planning Commission Work Session. The
purpose of the presentation was to share the findings
from the utility service extension study, and the land
use alternatives and development scenarios developed
to date and to seek guidance from City Council and the
Planning Commission on the utility service scenarios.
Slides from this presentation are presented in Figures
B-1 to B-11.
Figure B-1
CITY COUNCIL WORK SESSION JULY 14, 2014
PROJECT SCHEDULE/PROCESS
»OPEN HOUSE II: August 6, 2014
4-6 pm
3CITY COUNCIL WORK SESSION JULY 14, 2014
»Develop guidance for future land
use
o with city services scenario
o without city services scenario
»Incorporate land use guidance into
next Comprehensive Plan update
STUDY PURPOSE AND INTENT
2
CITY COUNCIL WORK SESSION JULY 14, 2014
»Inform and seek guidance on utility
service scenarios
PURPOSE OF PRESENTATION
1CITY COUNCIL WORK SESSION JULY 14, 2014
July 14, 2014City Council Work Session
B.3 County Road 61 Corridor Plan
Appendix B
Figure B-2
CITY COUNCIL WORK SESSION JULY 14, 2014
PROJECT AREA –Auto Salvage
7CITY COUNCIL WORK SESSION JULY 14, 2014
PROJECT AREA –Auto Sales
6
CITY COUNCIL WORK SESSION JULY 14, 2014
RELATED STUDIES
UTILITY SERVICE STUDY
HIGHWAY 101 BRIDGE RECONSTRUCTION
COUNTY ROAD 61 RECONSTRUCTION
5CITY COUNCIL WORK SESSION JULY 14, 2014
PROJECT AREA
4
B.4 Appendix B
Figure B-3
CITY COUNCIL WORK SESSION JULY 14, 2014
PROJECT AREA –Contractors Yard
11CITY COUNCIL WORK SESSION JULY 14, 2014
PROJECT AREA -Storage
10
CITY COUNCIL WORK SESSION JULY 14, 2014
PROJECT AREA –Multi-Tenant Building
9CITY COUNCIL WORK SESSION JULY 14, 2014
PROJECT AREA -Motels
8
B.5 County Road 61 Corridor Plan
Appendix B
Figure B-4
CITY COUNCIL WORK SESSION JULY 14, 2014
COMPREHENSIVE PLAN LAND USE
15CITY COUNCIL WORK SESSION JULY 14, 2014
PROJECT AREA -Golf
14
CITY COUNCIL WORK SESSION JULY 14, 2014
PROJECT AREA –Pet Boarding
13CITY COUNCIL WORK SESSION JULY 14, 2014
PROJECT AREA –Food Processing
12
B.6 Appendix B
Figure B-5
CITY COUNCIL WORK SESSION JULY 14, 2014
CITY SERVICE CONSIDERATIONS
»Timing/Phasing
»Land Use/Density
»Cost and Financing
19CITY COUNCIL WORK SESSION JULY 14, 2014
WATER SERVICE DEVELOPMENT
18
CITY COUNCIL WORK SESSION JULY 14, 2014
WASTE WATER FLOW CONVEYANCE RECOMMENDATION
17CITY COUNCIL WORK SESSION JULY 14, 2014
2030 SEWER DISTRICT
+ SUBDISTRICTS
16
B.7 County Road 61 Corridor Plan
Appendix B
Figure B-6
CITY COUNCIL WORK SESSION JULY 14, 2014
POTENTIAL LAND USES: CITY SERVICES PROVIDED Option A
23CITY COUNCIL WORK SESSION JULY 14, 2014
DEVELOPMENT AREA CONSTRAINTS
»Steep Slopes
»Park/Open Space
»Water Features
•Wetlands/Fen
•Creeks/Rivers
•Lake
22
CITY COUNCIL WORK SESSION JULY 14, 2014
CURRENT ZONING
21CITY COUNCIL WORK SESSION JULY 14, 2014
CURRENT LAND USE GUIDING
20
B.8 Appendix B
Figure B-7
CITY COUNCIL WORK SESSION JULY 14, 2014
ASSUMPTION CREEK: SINGLE FAMILY RESIDENTIAL YIELD
HKGI graphic –Assumption Creek Area
27CITY COUNCIL WORK SESSION JULY 14, 2014
ASSUMPTION CREEK: SINGLE FAMILY RESIDENTIAL CONCEPT
HKGI graphic –Assumption Creek Area
26
CITY COUNCIL WORK SESSION JULY 14, 2014
ASSUMPTION CREEK: AREA 1
HKGI graphic –Assumption Creek Area
25CITY COUNCIL WORK SESSION JULY 14, 2014
POTENTIAL DEVELOPMENT SCENARIOS (with city services)
1. ASSUMPTION CREEK AREA
2. GATEWAY AREA
3. MOON VALLEY AREA
24
B.9 County Road 61 Corridor Plan
Appendix B
Figure B-8
CITY COUNCIL WORK SESSION JULY 14, 2014
GATEWAY: MIXED-USE COMMERCIAL CONCEPT
HKGI graphic –Assumption Creek Area
31CITY COUNCIL WORK SESSION JULY 14, 2014
GATEWAY: AREA 2
HKGI graphic –Assumption Creek Area
30
CITY COUNCIL WORK SESSION JULY 14, 2014
ASSUMPTION CREEK: DENSITY TRANSFER -TOWNHOUSES
HKGI graphic –Assumption Creek Area
29CITY COUNCIL WORK SESSION JULY 14, 2014
ASSUMPTION CREEK: DENSITY TRANSFER CONCEPT
HKGI graphic –Assumption Creek Area
28
B.10 Appendix B
Figure B-9
CITY COUNCIL WORK SESSION JULY 14, 2014
MOON VALLEY: HIGH DENSITY RESIDENTIAL YIELD
HKGI graphic –Assumption Creek Area
35CITY COUNCIL WORK SESSION JULY 14, 2014
MOON VALLEY: HIGH DENSITY RESIDENTIAL CONCEPT
HKGI graphic –Assumption Creek Area
34
CITY COUNCIL WORK SESSION JULY 14, 2014
MOON VALLEY: AREA 3
HKGI graphic –Assumption Creek Area
33CITY COUNCIL WORK SESSION JULY 14, 2014
GATEWAY: MIXED-USE COMMERCIAL YIELD
HKGI graphic –Assumption Creek Area
32
B.11 County Road 61 Corridor Plan
Appendix B
Figure B-10
CITY COUNCIL WORK SESSION JULY 14, 2014
»Realignment of Highway 101 (North of County Rd 61)
»Development timing and phasing
»Parcel assembly
»Property owners desires/long-term intent
VARIABLES THAT AFFECT LAND USE TRANSITION
39CITY COUNCIL WORK SESSION JULY 14, 2014
POTENTIAL UTILITY ASSESSMENTS
City of Chanhassen
Estimated Project Costs from SEH CR 61 Corridor Study
Comparison to Hook-up Fee Revenue
2014 2015 2016 2017 2018 2019 2020
Project Cost $9,868,000 $10,262,720 $10,673,229 $11,100,158 $11,544,164 $12,005,931 $12,486,168
Inflation Rate 4%4%4%4%4%4%4%
(Note: SEH assumed a 3.5% inflation rate on construction costs. Rate study used 4%.)
NPV of Water Connection Fees $4,941,008
NPV of Sewer Connection Fees $1,322,479
Total $6,263,487
% of Project Costs in 2020 50%
*Assessing $6,263,487 of project costs divided by 200 acres of developable land = $31,317 in assessments per acre
*It should be noted that this work could not occur until Bluff Creek Golf Course develops and
Highway 101 going up the bluff is constructed.
38
CITY COUNCIL WORK SESSION JULY 14, 2014
MOON VALLEY: SENIOR HOUSING YIELD
HKGI graphic –Assumption Creek Area
37CITY COUNCIL WORK SESSION JULY 14, 2014
MOON VALLEY: SENIOR HOUSING CONCEPT
HKGI graphic –Assumption Creek Area
36
B.12 Appendix B
Figure B-11
CITY COUNCIL WORK SESSION JULY 14, 2014
»Utility Service Approach
»Land Use Approach
»Incorporate Recommendations into
Comprehensive Plan Update
»Community Engagement –August 6, 2014
NEXT STEPS FOR DECISION MAKING
42
CITY COUNCIL WORK SESSION JULY 14, 2014
CITY VISION
With the last update of the comprehensive plan, there was a great
deal of consideration of the opportunity Chanhassen has as a
regional draw. This appeal includes cultural, retail and
employment opportunities. We learned through the “Retail Market
Analysis” that the city has a strong north -south connection. In
the past the perception was the east -west was predominant
economic connection.
The completion of the 101 Bridge will further enhance this north –
south connection. In addition the upgrade of the County Road 61
will provide opportunities to further capitalize on the regional draw.
The city has the opportunity to assess their vision by
reviewing land use recommendations and evaluating the
development opportunities and constraints.
41CITY COUNCIL WORK SESSION JULY 14, 2014
POTENTIAL LAND USES: CITY SERVICES NOT PROVIDED Option B
40
B.13 County Road 61 Corridor Plan
Appendix B
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B.14 Appendix B
C APPENDIX
CAPPENDIX
C.2 Appendix C
Community Open House #2
A second community open house was held on August
6, 2014. Land use alternatives, parcel access consider-
ations, and development scenarios for three areas along
the CR 61 corridor were shared at the open house. Util-
ity extension feasibility study findings were also pre-
sented at this open house. Meeting notices were sent to
all property owners within the CR 61 and the Chanhas-
sen Utility Service Extension project areas. Presentation
boards for Open House #2 are presented in Figures C-1
to C-9.
Open house attendees were asked to complete a feed-
back survey. Of the 27 community members who signed
in at the open house, 12 completed the survey. The sur-
vey form used is presented in Figure C-10. A summary
of survey responses can be found in Table C-1.
Figure C-1
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #2 August 6, 2014
STUDY AREA & RELATED STUDIES
The County Road (CR) 61 corridor is a key future gateway to the City of Chanhassen. Impending
transportation and infrastructure changes may increase the development potential of parcels within
the study area. The City desires to complete a framework plan that will guide future public and private
sector decision-making, shaping this important gateway to the city.
PROJECT INTENTOVERVIEW
PROJECT SCHEDULE
County Road 61, western end of study area
County Road 61 near Hwy 101 North
County Road 61, eastern end of study area
MN Valley National
Wildlife Reserve
Bluff Creek Golf Course
EDEN PRAIRIE
Minnesota River
CHASKA
Seminary Fen SNA
SHAKOPEE
MNValley NatioMNValley NatioCounty Rd
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UTILITY SERVICE AREA
COUNTY ROAD 61
RECONSTRUCTION
HIGHWAY 101 BRIDGE RECONSTRUCTION
Rice Lake
City Boundary
Legend
Project Boundary
Parcel Line
Existing/Proposed Trail
Feet0 300 600 1200
C.3 County Road 61 Corridor Plan
Appendix C
Figure C-2
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #2 August 6, 2014
PROJECT AREA ANALYSIS
CURRENT ZONING
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Rice Lake
Seminary Fen SNA
County Rd 6
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ACCESS CONCEPTDEVELOPMENT AREA CONSTRAINTS
CURRENT LAND USE GUIDING
Feet
0 300 600 1200
Legend Project Boundary
Parcel Line
Existing/Proposed Trail
Stream
Constrained Parcels
Developable Parcels
Legend
Project Boundary
Parcel Line
Trail
Feet0 200 400
Stream
Conceptual Circulation
Proposed Entry/Exit
Constrained Parcels
Developable Parcels
Bl
u
f
f
C
r
e
e
k
Blu
f
f
C
r
e
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k
Bl
u
f
f
C
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k
Assumpt
i
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C
r
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k
Assumpti
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C
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k
Assumpt
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C
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k
Hwy 212
Hwy 212 Hwy 212
Cty R
d
1
5
Cty R
d
1
5
Cty R
d
1
5
MN Valley National Wildlife Reserve
MN Valley National Wildlife Reserve MN Valley National Wildlife Reserve
Rice Lake
Rice Lake Rice Lake
Seminary Fen SNA
Seminary Fen SNA Seminary Fen SNA
County Rd 6
1
/
F
l
y
i
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C
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D
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County Rd
6
1
/
F
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C
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D
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County Rd
6
1
/
F
l
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C
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D
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Raguet Wildlife Management Area
Raguet Wildlife Management Area Raguet Wildlife Management Area
Hw
y
1
0
1
Hw
y
1
0
1
H
w
y
1
0
1
Blu
f
f
C
r
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k
D
r
Blu
f
f
C
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k
D
r
Blu
f
f
C
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D
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H
w
y
1
0
1
H
w
y
1
0
1
H
w
y
1
0
1
Feet0 300 600 1200
AGRICULTURE
COMMERICAL
OFFICE
OFFICE INDUSTRIAL
PARKS OPEN SPACE
PUBLIC SEMI PUBLIC
RESIDENTIAL HIGH DENSITY
RESIDENTIAL LARGE LOT
RESIDENTIAL LOW DENSITY
RESIDENTIAL MEDIUM DENSITY
Land Use 2030
Legend
Project Boundary
Parcel Line
Existing/Proposed Trail
Bluff Creek Overlay District
Feet
0 300 600 1200
Legend
Zoning
Project Boundary
Parcel Line
A2-Agricultural Estate District
BF-Fringe Business District
IOP-Industrial Office Park District
NE-Natural Environment Lake
PUDR-Planned Unit Development/Residential District
R-8-Mixed Medium Density District
RD-Recreational Development Lake
RLM-Residential Low and Medium Density
RR-Rural Residential District
RSF-Single Family Residential District
Existing/Proposed Trail
Blu
f
f
C
r
e
e
k
Assumpt
i
o
n
C
r
e
e
k
Hwy 212
Cty R
d
1
5
MN Valley National Wildlife Reserve
Rice Lake
Seminary Fen SNA
County Rd
6
1
/
F
l
y
i
n
g
C
l
o
u
d
D
r
Raguet Wildlife Management Area
H
w
y
1
0
1
Blu
f
f
C
r
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k
D
r
H
w
y
1
0
1
C.4 Appendix C
Figure C-3
Assumpt
i
o
n
C
r
e
e
k
Hwy 212
Cty R
d
1
5
Minnesot
a
R
i
v
e
r
MN Valley National Wildlife Reserve Rice Lake
Seminary Fen SNA
County Rd
6
1
/
F
l
y
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C
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o
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d
D
r
Raguet Wildlife Management Area H
w
y
1
0
1
Bluff Creek Golf Course
Blu
f
f
C
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k
D
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Hwy
1
0
1
ASSUMPTION CREEK AREA1
Bl
u
f
f
C
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k
GATEWAY AREA2
MOON VALLEY AREA3
Feet
0 300 600 1200
AGRICULTURE
COMMERICAL
OFFICE
OFFICE INDUSTRIAL
PARKS OPEN SPACE
PUBLIC SEMI PUBLIC
RESIDENTIAL HIGH DENSITY
RESIDENTIAL LARGE LOT
RESIDENTIAL LOW DENSITY
RESIDENTIAL MEDIUM DENSITY
MIXED USE VILLAGE
Land Use 2030
Legend
Project Boundary
Parcel Line
Fully Constrained
Existing/Proposed Trail
Bluff Creek Overlay District
Hwy 212
Blu
f
f
C
r
e
e
k
D
r
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #2 August 6, 2014
POTENTIAL LAND USES
LAND USE TRANSITION VARIABLES
»Realignment of Highway 101 (North of County Rd 61)
»Development timing and phasing
»Parcel assembly
»Property owners desires/long-term intent
CITY SERVICES PROVIDED
C.5 County Road 61 Corridor Plan
Appendix C
Figure C-4
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #2 August 6, 2014
ASSUMPTION CREEK AREA
DENSITY TRANSFER CONCEPT DENSITY TRANSFER - TOWNHOUSE YIELD
SINGLE FAMILY RESIDENTIAL CONCEPT SINGLE FAMILY RESIDENTIAL YIELD
DEVELOPMENT SCENARIOS
C.6 Appendix C
Figure C-5
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #2 August 6, 2014
GATEWAY AREA
MIXED-USE COMMERICAL YIELDMIXED-USE COMMERICAL CONCEPT
DEVELOPMENT SCENARIO
C.7 County Road 61 Corridor Plan
Appendix C
Figure C-6
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #2 August 6, 2014
MOON VALLEY AREA
SENIOR HOUSING CONCEPT SENIOR HOUSING YIELD
HIGH DENSITY RESIDENTIAL CONCEPT HIGH DENSITY RESIDENTIAL YIELD
DEVELOPMENT SCENARIOS
C.8 Appendix C
Figure C-7
Feet
0 300 600 1200
AGRICULTURE
COMMERICAL
OFFICE
OFFICE INDUSTRIAL
PARKS OPEN SPACE
PUBLIC SEMI PUBLIC
RESIDENTIAL HIGH DENSITY
RESIDENTIAL LARGE LOT
RESIDENTIAL LOW DENSITY
RESIDENTIAL MEDIUM DENSITY
Land Use 2030
Legend
Project Boundary
Parcel Line
Fully Constrained
Existing/Proposed Trail
Bluff Creek Overlay District
Assumpt
i
o
n
C
r
e
e
k
Bl
u
f
f
C
r
e
e
k
Cty R
d
1
5
Minneso
t
a
R
i
v
e
r
MN Valley National Wildlife Reserve Rice Lake
Seminary Fen SNA
County Rd
6
1
/
F
l
y
i
n
g
C
l
o
u
d
D
r
Raguet Wildlife Management Area H
w
y
1
0
1
Bluff Creek Golf Course
Blu
f
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C
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k
D
r
H
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y
1
0
1
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #2 August 6, 2014
POTENTIAL LAND USESCITY SERVICES NOT PROVIDED
C.9 County Road 61 Corridor Plan
Appendix C
Figure C-8
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #2 August 6, 2014
UTILITY SERVICE STUDY
WASTE WATER FLOW CONVEYANCE RECOMMENDATION
WATER SERVICE DEVELOPMENT
2030 SEWER DISTRICT + SUBDISTRICTS
SOURCE: 2030 COMPREHENSIVE PLAN
C.10 Appendix C
Figure C-9
City of Chanhassen
EsƟ mated Project Costs and Hook-up Fees
2014 2015 2016 2017 2018 2019 2020
Project Cost $9,868,000 $10,262,720 $10,673,229 $11,100,158 $11,544,164 $12,005,931 $12,486,168
In aƟ on Rate 4%4%4%4%4%4%4%
NPV of Water
ConnecƟ on
Fees $4,941,008
NPV of Sewer
ConnecƟ on
Fees $1,322,479
Total $6,263,487
% of Project
Costs in 2020 50%
*Assessing $6,263,487 of project costs divided by 200 acres of developable land = $31,317 in assessments per acre
*This work could not occur un� l Bluff Creek Golf Course develops and Highway 101 going up the bluff is constructed
COUNTRY ROAD 61 CORRIDOR STUDY OPEN HOUSE #2 August 6, 2014
POTENTIAL UITILITY ASSESSMENTS
C.11 County Road 61 Corridor Plan
Appendix C
Figure C-10
Additional Comments:
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
Please check the response that best indicates your level of support for the following statements:
1. City Services should be brought down to the County Road 61 project area
I strongly agree
I agree
I am neutral
I disagree
I strongly disagree
2. Assuming city services are provided, land uses within the project area appear logical (see presentation board titled “Potential Land Uses: City Services Provided”)
I strongly agree
I agree
I am neutral
I disagree
I strongly disagree
3. Assuming city services are not provided, potential land uses within the project area appear logical (see presentation board titled “Potential Land Uses: City Services Not Provided”)
I strongly agree
I agree
I am neutral
I disagree
I strongly disagree
4. Neighborhood commercial uses near the intersection of Highway 101 and County Road 61 would be
desirable
I strongly agree
I agree
I am neutral
I disagree
I strongly disagree
5. Please check the best response to indicate your relationship to the project area
I own property within the County Road 61 project area
I rent property within the County Road 61 project area I do not own or rent property within the County Road 61 project area
6. If you own property within the County Road 61 project area, please check the response that best indicates how the provision of city services would infl uence the use of your property
It would not change how the property is currently used
It would not change how the property is used in the short-term, but the property would likely
transition to a new use in the long-term
The property would transition to a new use in the near future
Other (please describe)_______________________________________________
If you want city staff to contact you regarding this project, please provide your name and telephone number.
Name:___________________________________________ Telephone Number:_____________________
Please provide other comments on the back of this survey.
COUNTY ROAD 61
OPEN HOUSE #2: COMMUNITY FEEDBACK SURVEY
C.12 Appendix C
C.13 County Road 61 Corridor Plan
Appendix C
Survey Question Open house attendees who own property within the CR
61 project area
Open house attendees who did not own property within
the CR 61 project area
1. City Services should be brought down to the CR 61 project area
I strongly agree 0 1
I agree 1 0
I am neutral 1 1
I disagree 1 2
I strongly disagree 3 1
2. Assuming city services are provided, land uses within the project area appear logical (see presentation board titled “Potential Land Uses: City Services Provided”)
I strongly agree 1 1
I agree 1 0
I am neutral 1 1
I disagree 2 3
I strongly disagree 1 0
3. Assuming city services are not provided, potential land uses within the project area appear logical (see presentation board titled “Potential Land Uses: City Services Not Provided”)
I strongly agree 0 0
I agree 2 4
I am neutral 1 0
I disagree 2 1
I strongly disagree 1 0
4. Neighborhood commercial uses near the intersection of Highway 101 and CR 61 would be desirable
I strongly agree 0 1
I agree 0 0
I am neutral 2 3
I disagree 3 1
I strongly disagree 1 0
5. Please check the best response to indicate your relationship to the project area
I own property within the CR 61 project area 6 0
I rent property within the CR 61 project area 0 0
I do not own or rent property within the CR 61 project area 0 5
6. If you own property within the CR 61 project area, please check the response that best indicates how the provision of city services would influence the use of your property
It would not change how the property is currently used 3
It would not change how the property is used in the short-term, but the property would
likely transition to a new use in the long-term
1
The property would transition to a new use in the near future 2
Written Responses Received
1. If city services are not provided, keep land uses as is.
2. If city services are provided, I prefer low density housing.
3. Would like to see Chanhassen preserved for future generations. Less development.
Table C-1
Community Open House #2 Survey Response Summary
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C.14 Appendix C