1. Land Use Plan 1 Land Use Plan
FORECASTS AND COMMUNITY DESIGNATION
Community Designation
Chanhassen is designation as an Emerging Suburban Edge. Emerging suburban communities are
expected to plan for forecasted population and household growth at average densities of at least 3-5 units
per acre for new and redevelopment. (As part on our annual reporting to the Metropolitan Council the
city currently meets the density forecasts with an average density of 3.62 units an acre—2.00 u/ac for low
density and 8.41 u/ac for multifamily).
Forecast Year Population Households Employment
2010 22.952 8,352 10.905
2020 26.700 10.000 15.200
2030 31.700 11.900 16.500
2040 37.100 14.000 17.600
0 Minimum Requirements:
• Include a table of forecasted population,households, and employment for 2020, 2030,
and 2040, consistent with the Council's forecasts.
• Remember, Council forecasts must be used consistently throughout your entire
comprehensive plan.
o Your transportation plan needs to allocate forecasts to transportation analysis
zones (TAZs).
o Your water and wastewater plans need to reflect forecasts to plan for urban
services.
o Your land use plan must reflect and be coordinated with your forecasts.
• Include a map acknowledging your regional Community Designation(s) and
acknowledge the overall density expectations for your Community Designation(s).
• Each Community Designation identifies both Council and Community Roles in Thrive's
land use policy section. Plans must be consistent with Community Roles for your
Community Designation(s) as well as Community Roles that apply to everyone.
Existing Land Use
An inventory of current land uses in your community is a great place to kick off the update to
your 2040 land use plan. Review your current land uses. Show where existing residential,
commercial, industrial, institutional, and mixed uses are sited today. Identify where parks, open
space, roadways, and water features are located in your community.
L i Minimum Requirements:
Community Designation
City of Chanhassen, Carver & Hennepin Counties
,
\ Mound ,•' ''-•`Orono( i ! Deephaven
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Extent of Main Map ___Fill 1_ _ Community Designation
e"' ANOKA ( , Urban Center-Core City Rural Center
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'• i' Urban Rural Residential
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t--- HENNEPIN ice- --1 1 Suburban g
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I �, —_. t• � ), \ Suburban Edge Outside Council planning authority
!TSA ERa )"— ,-„i•�-f e, � /I Emerging Suburban Edge
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,.,,, 4 L Q� — —,County Boundaries
!_—_�,—_— L____.; City and Township Boundaries
Lakes and Major Rivers
Page 2 of Section 1
• Provide an Existing Land Use Map with a land use legend.
• Provide an Existing Land Use Table. Calculate total acres and percent of total acres for
each land use category.
• Land uses categories on the map and in the table, as well as any text references must all
be consistent with one another.
• Show existing regional parks,park reserves, and special recreation features with a land
use of"Park" (or your equivalent) on your Existing Land Use Map.
Future Land Use
Planning future land uses helps to identify where forecasted growth in population,households,
and employment will occur in your community over the next 30 years. Future land uses can also
identify where redevelopment opportunities exist,where changes along corridors and within
neighborhoods will happen, and where there are opportunities for the preservation of natural
resources.
0✓ Minimum Requirements:
• The Future Land Use plan must be consistent with the Council's forecasts of population,
households, and employment and identify sufficient land to support your community's
forecasted growth.
• Provide a Future Land Use Map and land use legend, including density ranges for all land
uses that allow residential development.
• Provide a Future Land Use Table. Calculate total acres and percent of total acres for each
land use category for each 10-year planning period(2020, 2030, and 2040).
• Define each land use category shown on the Future Land Use Map. Land use categories
must be used consistently throughout your plan.
• Land use categories must include types of allowed uses and the minimum and maximum
densities ("the allowable density range") for all categories that allow residential uses.
Allowed uses should include a description of allowable housing types such as single
family, detached, duplexes, townhomes, etc.
• For each"mixed use" category, define an expected share of individual land uses and
identify the permitted density range for residential uses. For example, Mixed Use
Downtown might have an expectation of 30% commercial, 40% office, and 30%
residential with a density of 10-15 units per acre.
• Acknowledge Council-approved master plan boundaries of regional parks, park reserves,
and special recreation features by guiding the properties with a land use of"Park" (or
your equivalent) on your Future Land Use Map.
0 For Communities within the Metropolitan Urban Service Area(MUSA) and Rural Centers:
• Identify employment locations and provide a measurement of intensity of planned
employment. Employment locations are typically the areas guided for commercial, office,
industrial and institutional uses. Acceptable measurements of intensity include Floor
Page 3 of Section 1
Area Ratio (FAR),building footprint or impervious coverage. Ranges for measuring
intensity are acceptable.
Density Calculations
The intensity of development(density) is how a community accommodates forecasted growth
and plans for infrastructure. We review average net density for all residential areas planned for
new development or redevelopment across your entire community. This allows flexibility to
have a mix of higher and lower density ranges. There are minimum or maximum density level
expectations set for each Community Designation
OVERALL DENSITY EXPECTATIONS FOR NEW GROWTH.
DEVELOPMENT,AND REDEVELOPMENT
MaUopoMtan Urban Souks Aran Minimum Average Nat.Density
Urban Center 20 units,+acre
Urban 10 units/acre
Suburban 5 units/acre
Suburban Edge 3-5 units/acre
Emerging Suburban Edge 3-5 units/acre
Rural Service Area.Maximum Allowed Density,except Rural Centers
Rural Center 3-5 units/acre minimum
Rural Residential 1-2.5 acre lots existing,
1 unit/10 acres where possible
Diversified Rural 4 units/40 acres
Agricuttura! 1 unit/40 acres
C✓-1 Minimum Requirements:
• Identify where forecasted residential growth will happen on your Future Land Use Map.
Show expected new development and re-developed areas.
• Identify what density range is expected for each residential land use in your community.
• Identify when residential development or redevelopment is anticipated to happen. See the
Handbook section on Staged Development and Redevelopment.
• The average net residential density for your community must be consistent with the
density requirements for your community designation.
• Provide a minimum and maximum value for each residential density range. (Zero is not
an acceptable minimum. The maximum value must be a whole number.)
• Use the lowest allowed residential density from land use ranges in your calculations. For
example, a land use that permits a density range of 3-5 units per acre must use 3 units per
acre in all density calculations for this land use. This ensures that even at the lowest
permitted density, the community will be developing at densities that meet overall
density expectations.
• Focus on areas of change. Show us which planned land uses have changed from your
previously approved plan and where new land uses (change or development intensity)is
planned/expected.
• Provide the net developable acreage for each residential land use. It's OK to exclude
wetlands and natural water bodies,public parks and open space, arterial road rights-of-
Page 4 of Section 1
way, and natural resource lands protected by local plans and ordinances(i.e. steep slopes,
wetland buffers, tree preservation) from area calculations. Stormwater ponds,utility
easements, local roads, and local rights-of-way cannot be excluded from area
calculations.
• The information you develop in your land use plan carries over to other elements of your
comprehensive plan. The areas and densities in the land use plan must be consistent
across elements related to forecasted growth, wastewater, water, housing, and
transportation.
Ell For Communities with Existing or Planned Transitways or High Frequency Bus
Corridors:
• Minimum average net densities near transitway stations and high frequency bus corridors
must meet the standards in the 2040 Transportation Policy Plan(TPP). Refer to
the Transportation Plan Element.
E4 For Communities with an Affordable Housing Allocation:
• Guide residential land at densities sufficient to create opportunities for affordable housing
using one of the following options outlined in the Housing Plan Element. Refer to the
Projected Housing Need section.
Staged Development and Redevelopment
Identifying where a community will support forecasted growth is necessary to ensure that the
timing of growth lines up with land use plans and supports planned infrastructure investments.
Staging plans are especially important to sewer and local water supply plans in still developing
communities, communities with orderly annexation agreements, and communities that have areas
of potential MUSA expansion. Most developed areas will accommodate projected growth
through redevelopment planning.
EMinimum Requirements:
• Identify potential local infrastructure impacts for each 10-year increment.
• Demonstrate that the municipality is capable of providing services and facilities that
accommodate its planned growth.
• The staging plan or likely development phasing must be consistent with the volume of
anticipated sewer flow identified in your community's Local Sewer Plan.
• The staging plan or likely development phasing must support and be consistent with your
community's share of the Region's Need for Affordable Housing for 2021 - 2030.
GFor Suburban Edge, Emerging Suburban Edge, Rural Centers, and Communities with
Orderly Annexation Agreements (OAAs):
Page 5 of Section 1
• Map stages of development in 10-year increments (existing, 2020, 2030, and 2040).
• Provide a table of staged development in 10-year increments. The table must include
future land uses, area in acres, density ranges, and total residential units by each 10-year
time increment.
2010 Generalized Land Use
City of Chanhassen, Carver & Hennepin Counties
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2010 Generalized Land Use
Farmstead Mixed Use Residential - Major Highway
SeasonalNacation - Mixed Use Industrial EL Railway
Single Family Detached Mixed Use Commercial and Other mu Airport
11111 Manufactured Housing Park Illia. Industrial and Utility Agricultural
Single Family Attached Extractive Undeveloped
Multifamily - Institutional Water
Retail and Other Commercial Park, Recreational or Preserve __
L --� County Boundaries
Office - Golf Course ,____
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LAND USE TABLE IN 5-YEAR STAGES
Existing and Planned Land Use Table(in acres)
Allowed Density Change
Within Urban Service Area Ranee Housing 2015 2020 2025 2030 2035 2040 2015-
Minimum VIaximun 2040
Residential Land Uses
Low Density Residential(developed) 1.2 4 3,829 3,900 4,175 4,451 4,580 4,571 742
Low Density Residential(vacant) 881 791 516 240 41 -
Medium Density Residential(developed) 4 8 300 313 349 387 443 499 199
Medium Density Residential(vacant) 199 186 150 112 56 -
High Density Residential(developed) 8 16 68 99 130 161 189 217 149
High Density Residential(vacant) 149 118 87 56 28 -
Mixed Use Primarily Residential*(developed) 8 20 27 39 47 54 56 58 31
Mixed Use Primarily Residential*(vacant) 31 19 11 4 2 -
r,st.
C/I Land Uses Employees/Bldg.Sq.
Commercial(developed) 1/400 206 215 252 290 309 328 122
Commercial(vacant) 122 113 76 38 19 -
Industrial(developed) 1/500 646 752 762 773 808 843 197
Industrial(vacant) 197 91 81 70 35 -
Office(developed) 1/300 53 62 130 198 237 277 224
Office(vacant) 224 215 147 79 40 -
Mixed Use Primarily C/I*(developed) 1/400 30 38 52 67 77 86 56
Mixed Use Primarily C/I*(vacant) 56 48 34 19 10 -
Extractive -
Public/Semi Public Land Uses
Institutional 1,204 1,204 1,204 1,204 1,204 1,204 -
Parks and Recreation 438 457 457 457 477 477 39
Open Space 944 944 944 944 994 1,044 100
Roadway Rights of Way 1,237 1,237 1,237 1,237 1,237 1,237 -
Utility -
Railroad -
Airport
Subtotal Sewered 10,841 10,841 10,841 10,841 10,841 10,841 1,859
Change
Minimum Maximu g
Outside Urban Service Area lot size m lot 2015 2020 2025 2030 2035 2040 2015-
size 2040
Large Lot Residential 2.5 na 948 948 948 948 948 948 -
Agriculture land use 882 882 882 882 882 882 -
Subtotal Unsewered 1,830 1,830 1,830, 1,830 1,830 1,830 -
Undeveloped
Wetlands(within land use designations) -- -- 2,089 2,089 2,089 2,089 2,089 2,089 -
Open Water,Rivers and Streams -- -- 2,059 2,059 2,059 2,059 2,059 2,059 -
Total 14,760 14,760 14,760 14,760 14,760 14,760 -
G:\PLAN\2040 comp Plan\Land Use 5 year
Request for land use changes.
We have received three requests for land use changes. Staff will be prepared to go through the requests
at the Planning Commission work session. See attached map for site locations.
1. Tim Erhart
a. Request to change the land use from Low Density Residential to Office.
b. See attachments
2. Mark Halla
a. The request is for a changes from Low Density Residential(1.2-4 units an acre)to High
Density to (8 - 16 units an acre).
b. See attachments
3. Don Halla
a. The request is for a changes from Low Density Residential(1.2-4 units an acre)to High
Density to (8 -16 units an acre).
b. See attachments
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4101V7.
Kate Aanenson
Community Development Director
City of Chanhassen, Minnesota
Introduction
Thanks for taking the time to discuss our request to reexamine and update the Bluff Creek Overlay
District(BCOD)ordinance mapping as it applies to our property in south Chanhassen.The specific area
of concern is the approximate 20 acres adjacent to the south east quadrant of the TH#212 and Powers
Boulevard interchange.
To assist with the discussion,we have prepared several maps one of which shows the general area
bordered by Powers Blvd to the west, Lake Riley to the east, Lyman Blvd to the North and W 96th St.
(extended) in the south.This area consists of approximately 360 acres.Two detailed maps are also
enclosed which focus on 20±acre area where the BCOD applies.
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February 27,2012 - -
1
First Request:
Remove all property east of Powers Blvd from the Bluff Creek Overlay District.
Purpose of First Request:
Only in the introductory sentence does the BCOD ordinance refer to the Bluff Creek Watershed Area.
This is done to establish context for the remainder of the document.This is the last time that the
watershed area(itself) is referred to in the document.
Starting with the second sentence and all references thereafter the term Bluff Creek corridor is
employed to describe the area where to ordinance is to be applied. It is clear from a reading of the
BCOD ordinance that the intent is to apply development restrictions to"land areas abutting and in the
vicinity of the(Bluff Creek)watercourse and its tributaries" (sec. 20-1552).To emphasize the focus on
proximity,the word corridor is used four times in the Purpose section of the ordinance.The Ordinance
also purposed to "Foster the creation of a greenway connecting Lake Minnewashta Regional park and
the Minnesota River Valley". In addition,other sentences are included that clearly indicate that this
ordinance was intended to be applied to the corridor(and some cases a tributary) but not all lands in
the Bluff Creek watershed or lands at a distance from Bluff Creek.
The preceding map delineates what lands are included in the Bluff Creek Overlay District.The lands
identified as in the overlay district clearly follow the course of Bluff Creek. Only a fraction of the Bluff
Creek watershed area is included in the district itself.The one exception is the property south of TH 212,
east of Powers Blvd.This area,while contained within the watershed, lies distant and isolated by a four-
lane divided highway(Powers Blvd)from the corridor.
Moreover,there are no tributaries of Bluff Creek on this property.All water leaving the area flows
through pipes and/or a road ditch to Bluff Creek,all man-made devices
Conclusion:
The Bluff Creek watercourse lies nearly one quarter mile from the nearest point of our property,which
demonstrates that our property is not"in the vicinity of Bluff Creek".A four-lane highway(Powers Blvd)
separates our property from the Bluff Creek Corridor. Lastly there are no tributaries of Bluff Creek on
our property.
Having our land included in BCOD is inconsistent with the stated purpose and intent of BCOD and
therefore is a misapplication of the ordinance.Therefore,we request that all lands east of Powers Blvd
be removed from the BCOD.
2
Second Request:
If the city cannot agree to remove lands east of Powers Blvd from BCOD then:
1. Adjust the Primary Zone line to a position where one can clearly distinguish why the line would
be placed in such a location. In other words,there would be one or more features of the land
that differentiate one side of the line from the other side. This is in contrast to the arbitrary
location of the line as it is now and where no one can differentiate one side from the other.
2. Adjust the BCOD boundary lines such that only those areas with permanent natural features
such as bluffs,wetlands,and buffers between conflicting land uses are included within the
primary and secondary zone.
3. Guide the entire 12.7 acres within the proposed BCOD limits illustrated on the maps to office,
industrial or institutional use.
4. Guide the 1.8 acres directly south of New Street for public use and a relocated storm pond.
Purpose of Second Request
1. Amending the current plan and BCOD limits will allow the best use of the 12.7 acre area site
(titled Fox Office Campus). Its location and direct access to the TH#212/Powers Blvd
interchange makes this area ideal for office,industrial,or institutional use.
2. Convert the 3.2 acre area currently guided residential to office, industrial or institutional use as
this area can only be accessed through the area already guided for such use.
3. Retain the existing natural area (RIM pond and north/south wooded hill)which serves as a
buffer between future residential development to the east and the planned office park to the
west.
4. Maintain the existing(private)trail connection between a future trail head at New Street(see
map)and Fox Woods Preserve.This trail runs through the center of the wooded buffer area.
Once development occurs this trail will be designated for public use.
5. Provide space for community facilities including a trail head and trail head parking at Powers
Blvd directly south of New Street.
6. Allow space for the relocation of the existing storm pond to the south side of the New Street
(map).
7. Provide space for a planned lift station intended to serve the area south of Pioneer Trail
8. Provide parking and service access to the lift station's stationary equipment.
Bluff Creek Overlay District
Knowing where to apply the development restriction of the Bluff Creek Overlay District Ordinance
(BCOD)to a property depends primarily on what is included in the Primary and Secondary Zone and
what is not.The ordinance is then applied to all areas of property which lie within those zones.This
specifically determines how the property within the BCOD can be used,what areas are"undevelopable"
vs. "developable",what value the property is to the current owner and future users,and what tax
generation capacity will result for the city when developed.
With such significant impact, it is critical that the boundary be laid down with great care and
thoughtfulness and with some sense of consistency based on other similar lands within the city. Most
importantly,there must be scientific analysis applied (inferred but not described in the ordinance)to
objectively determine the boundaries of the BCOD.
3
At the time the BCOD ordinance was adopted,the Primary Zone boundary was established generally
through the use of aerial photographs as no "on the ground"survey and/or data was available for
scientifically determining the limits of the zone.The intent(Section 20-1555 Boundary delineation)was
that as properties come up for development the landowner was to provide field data to assist the city in
making a determination of the line's final location.
While this process seems to be well intended,the ordinance,while describing the kind of data
requested, is basically silent on how to use the data to establish the actual location of the delineating
line (the one exception is sec 20-1551 which deals with slopes specifically stating that area exceeding
25%slope should be preserved). No additional guidance or process is given that would allow one or
more individuals, by applying the ordinance's guidelines,to make similar and consistent determinations
of the boundary line's location. It is our view that it should be inherent in any standard that two
reasonably experienced people applying the same standard would come up with essentially the same
conclusion.This is hardly the case with the BCOD.
As a result,this lack of definition leaves it up to the sole discretion of the city staff as to where the BCOD
is established.This arbitrary process could lead to many substantial disagreements,as I believe it has in
the past.
We submit that there must be some"standard"established,which when applied results in a consistent
determination as to the location of the BCOD boundary lines. It is also our view that the primary criteria
for determining this boundary should be permanent features such as topography and existing wetlands
rather than plant cover,a fence or the edge of a field. Nor should it be based on an existing road or
previous use such as agriculture or a building site.These things are most often created by human activity
and change over time. Moreover,employing tree coverage is problematic as it also changes over time
and penalizes the landowner for using the property for pasture and grazing or even growing trees. In
contrast,the landowner who cultivates the property for agricultural production would be able to freely
develop the property as there would be no tree cover due to his actions(and subsequently no BCOD). I
believe this is unfair and contrary to the spirit of the ordinance.
That said,where existing tree cover combined with a specific typographic feature forms a buffer
between two conflicting land usages,tree cover may be considered a factor in establishing the line's
location. Trees simply by themselves are not a reason to include land in the Bluff Creek Overlay District.
Typography and wetlands are much more permanent land features and better define what is an
appropriate use of the land for generations to come.
Use of topography and wetlands allow for more obvious and conclusive locations of such boundaries.
Areas where level or gently slope abruptly change to a steep and prolonged slope are obvious points of
separation and should be applied as logical boundary lines as city ordinances already established such
definitions in code.
t Obvious point
of delineation
Level or gentle Slope greater than 25%
sloping terrain
4
Wetland boundaries are established easily through surveying,something that is already required of
every development and should be used to establish boundary line locations as well.
We submit that that these two criteria (extensive slopes and wetlands)should be the dominant factors
used to establish the boundary line locations for the application of the BCOD.
Neither the original location of the primary line (generated by aerial photos) nor the adjusted line
(Fairview Clinic project)demonstrate any topographic or wetland features that would distinguish one
side of the line from the other. We therefore submit a proposed new location (described on the
enclosed maps and below)which demonstrates an obvious location for the Primary Zone boundary.This
location clearly exhibits a natural boundary condition where measurable difference exists between what
is "inside"the primary zone and what is"outside".
This proposed line is located where terrain changes abruptly from a rolling terrain to a steep extended
slope.
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------------
Conclusion Regarding Request Number Two
1. The area in question lies directly adjacent to the Interstate 212/Powers Blvd interchange which
includes excellent access to the intersection.The area also exhibits great view from east bound
traffic on TH 212.This makes the area ideally suited for office or industrial or institutional use.
2. It provides a beautiful setting for users as they are surrounded on three sides by park land.
3. We believe the current BCOD boundary line shown on the current city mapping for the area is
unscientific and arbitrary and should be revised to comply with some reasonable standard or at
least exhibit obviousness as to why it is located where it is.
5
4. The 3.2 acre area now guided residential is adjacent to the 9.5 acres guided office/industrial.
The only access to the 3.2 acre area is through the 9.5 acre area and in our view should be
guided for office/industrial and/or institutional as well. Moreover,the area is rather noisy due to
traffic from TH#212 making it undesirable for residential use.
5. The 3.2 acres identified on the enclosed map represents an ideal location for a multi-story office
building and its required parking area. It adjoins the 9.5 acre parcel guided office/industrial and
offers a unique site line from eastbound TH 212 traffic.
6. Allows the construction of office space similar in size to Fairview but moved further to the north
and east.This provides for greater separation of uses between the large lot residential area to
the south.This movement also eliminates the requirement for removal of part of the steep hill
which would also then require the construction of a long 12ft high retaining wall (included in the
Fairview plan). Lastly it also eliminates the need to build a parking ramp as approved with the
Fairview site as adequate space for surface parking is made available with the addition of the 3.2
acres.
7. The 1.8 acres south of the new street would be used for the trail head leading to Fox Woods
Preserve,trail head parking,the relocated of the existing storm pond and a planned sewer lift
station.The proposed trail head parking can also serve as access to the lift station.
8. It appears that currently the city intends to use this 3.2 acres as additional park land rather than
use the land for its best suited purpose. Even without the 3.2 acres in question,approximately
52.5%of the 360 acres located in the vicinity is already designated as open space and is
intended to be used by the public as park or wetland.Adding another 3.2 acres of highly
developable and potentially tax generating property to an already expansive natural area will
add little noticeable value.
9. The plan shown includes a trail connection to Fox Preserve at two points,starting from the trail
head at New Street.This route is completely wooded and overlooks the five acre Rim pond to
the east and is screened by trees from the proposed office and parking area to the west. It also
contains a smaller pond between the "Y"of the trail on the north end.The development of the
3.2 acres as office/industrial will have no negative impact on this trail connection and its
amenities. In fact, such a development can easily include internal connections to the Fox
Preserve and area trail system. Including the 3.2 acres as park does not in any way add to the
already great experience that this trail provides.
10. Lastly the majority of the 3.2 acre area in question is currently used for agriculture as is a
majority of the 9.7 acres already guided office/industrial.This allows easy transition from the
current use to office, industrial or institutional use.
6
(ThiriRequtest:
Alloetail use in the portion of our property which abuts Powers Blvd and New Street.
Pure of Third Request:
Perting retail use in this small area would allow service businesses such as restaurant,office
supUPS store or gas station which would serve the Fox Office Park as well as other office users
to thwest across Powers Blvd.
Younsideration of our proposal is appreciated.
Tim Dawne Erhart
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Andersen Development-representing the Don Halla Family
Daniel J.Andersen
3540 Montgomerie Ave
Deephaven,MN
55391 r�
612-812-3324 - Di eat' Q.Sr-�.i� •G
'' ' 1
December 19,2016
RE: Halla Property Located at- 10000, Great planed BLVD(Highway 101)and 495 Pioneer Trail
Future comprehensive plan amendment for both locations.This comp plan will be described as
EAST AND WEST.The reason for this description is we believe the use in both locations should be a like
kind application.
In its current state the nursery brings an industrial look and feel whereas the golf course fits in its
location well, but is underutilized for a long-term delivery.
It is our intention to bring continuity to these locations as it seems to be a main intersection that has
more potential for public use.
In looking through the city of Chanhassen we wanted to address the need for a product delivery of a
luxury apartment living, combined with public access.
We feel that what is being proposed does not currently exist in the greater Chanhassen area.With
Highway 101 and Pioneer Trail being a very busy intersection,a high end single family use has no merit,
moreover, there are plenty of different single family representations present.
This concept will show that open space is important to the community and allows the open space to
have a public use and opportunity for walking trails,tennis courts(possible a tennis club not shown on
concepts), basketball courts,and batting cages. As one can see we have kept what we feel is the start of
a wonderful community asset currently in the driving range on the west portion of this proposal.
For any questions on this information please contact Daniel J.Andersen 612-812-3324
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