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H-1.b. 2040 Comprehensive Plan Discussion - Land Use f I Land use 1.1 INTRODUCTION The purpose of the land use plan is to ensure the community's quality of life by identifying appropriate locations for all types of uses and provide for the orderly expansion of municipal services through the Metropolitan Urban Service Area(MUSA)phasing plan. The land use plan creates the framework that guides zoning and subsequent land use decisions. This plan establishes the guidelines that the City Council, Planning Commission, and Parks and Recreation Commission use to make decisions on individual development requests, especially those that involve zoning and land use amendments. 1.2 DEVELOPMENT INFLUENCES Lakes,wetlands, and woods define Chanhass ral resources such as the sensitive water resources contained within Assumption Creek, inary Fen, and the wetlands associated with the Minnesota River are especially important. Th 's 350�vetlands occupy over 2,370 acres, nearly 15% of the city's total area. Additionally, th ity has 12 mapped lakes covering 1,526 acres, and storm water ponds account for another 78 acres of aquatic habitat. The city is also home to the headwaters several major streams includingff Creek, Riley Creek, and Purgatory Creek. Cumulatively, surface water features account for 4,2 es of the city's surface area. Many of the city's parcels either take advantage of or are impa y these water resources. The city is bordered by the Minnesota Landscape Arboretum to the west and the Minnesota River to the south. The community's northern boundary is predominately low-density residential housing. Surrounding Chanhassen are the communities of Shorewood, Minnetonka, Victoria, Shakopee, Chaska, and Eden Prairie. To the East, Minnetonka, Eden Prairie, and Shorewood are almost entirely developed, and Chanhassen expects to see continued growth in all land use sectors. One of the biggest factors influencing growth in the southern section of the city is the anticipated upgrades and realignment of Highways 101/61. In 2014, the City of Chanhassen commissioned a study to investigate the feasibility of exiting city utilities to the County Road 61 corridor. This area encompasses 1,430 acres and includes numerous protected areas including the Bluff Creek Primary Zone,the Seminary Fen Scientific and Natural Area, and the MN Valley National Wildlife Refuge. Once these areas are removed from consideration only 12%of this region is developable. Despite these constraints,the study determined that extending utilities to the area was feasible, and the city has guided these properties for the uses and densities necessary to ensure that they achieve the highest and best use possible while being responsive to the area's unique natural setting. The city's goal is to create an attractive southern gateway to the city along this corridor. Development within this area will be contingent upon the extension of city services into this area, which is itself contingent upon the realignment of Highway 101. 1 Figure 1-l.a Highway 61 Corridor Original Land Use Guiding r"`}'1• �s4 !j i�~ 7 'r PA.M c..dur T.9"'°"`°"" r . once t!, ,� �avcc tinrtiw. �� i ' -h�YYiMiWK 7 Kl"W.W. zc�un ' ."ccw.LAWA,m i - - - �svecwtmauwn i �uw.rmuMa.sar Figure 1-Lb Highway 61 Corridor Revised Land Use Guiding .,.. � iaecunaa - lot- - �co.utncu .pct +k __ �PNRSOPFNSMCE '.�iultlCYwRBIK 't'? �IESDUlM1.IKli _ - � r0 gSIkNNA VCNN .tKvtr 4�-T �•y,..�uSFNlU6� 2 1.3 GROWTH FORCAST Figure 1-2: Land Use Table in 5-year Stages, Existing and Planned Land Use in Actions Allowed Density Range Housing Change Within Urban Service Area Units/Acre 2015 2020 2025 2030 2035 2040 2015-2040 Minim Maxi um mum 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 1 19 11 4 2 - Est. Employees/Bldg. CA Land Uses Sq.Ft. 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 3 Railroad Airport Subtotal Sewered 10,841 10,841 10,841 10,841 10,841 10,841 1,859 Minim Maxi Outside Urban Service Area um lot mom 2015 2020 2025 2030 2035 2040 Change 2015-2040 size size 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 1,830 1,830 1 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 1.4 LAND USE COMPARISIONS Figure 1-3: 2015-2040 Land Use Comparisons 2020 2030 2040 Land Use Plan Land Use Plan Land Use Plan Change 2020- 2040 Percen Percen Percen Land Use Acres t Acres t Acres t Acres Commercial 142 1.2% 328 2.2% 328 2.2% 186 f Office/Industrial 694 5.7% 883 6.0% 843 5.7% 149 Office `• A 14 0.9% 339 2.3% 277 1.9% 163 Parks&Open Space\, 1 207 10.6% 1,410 9.6% 1,518 10.3% 221 Public/Semi-Public /f,204 9.9% 1,204 8.2% 1,204 8.2% - Residential Large Lot 870 7.1% 971 6.6% 948 6.4% 78 Residential Low Density 3,295 27.0% 4,707 31.9% 4,597 31.1% 1,302 Residential Medium Density 219 1.8% 400 2.7% 499 3.4% 280 Residential High Density 120 1.0% 218 1.5% 218 1.5% 98 Mixed Use 51 0.4% 115 0.8% 143 1.0% 92 Undevelopable 4,200 34.4% 4,185 28.4% 4,185 28.4% (15) 4 TOTAL 12,206 14,760 14,760 2,554 Undevelopable Lakes,Floodplain,Rivers, Streams 2,059 2,059 Road Right-of-Way 1,244 1,244 882 Agriculture 882 TOTAL 4,185 5 1.5 RESIDENTIAL LAND USES Within the current MUSA, density ranges are those specifiedfor th use. Outside of the MUSA,the overall density limit is one unit per 10 acres. It is the city' cy not to create additional lots that do not have access to municipal services. I i 1.5.1 RESIDENTIAL—LARGE LOT Properties in this district are predominately large-lot estates or,more rarely, agriculturally oriented dwellings. These large-lot residential areas are generally clustered south of Pioneer Trail;however, other concentrations exist north of Trunk Highway 5, east of Galpin Boulevard along Lake Lucy Road, and South of Trunk Highway 5, east of Galpin Boulevard along Timberwood Drive. Large-lot residential developments are intended to have a rural character and are subject to 2.5- acre minimize. The city saw a proliferation of large-lot residential subdivisions in 1987 as devilopqrs rushed bdivide before the current one unit per ten-acre density limit went into effect. liven the one un -ten acre density limit,there are very few properties that could subdivid eate new lar of residential properties. It is unlikely that there will be a significant sion of this d use category. For projecting land demand and average of 0.4 net units per a s used. Large-lot residential is zoned as either A-2 (Agricultural Estate District) or RR( Vdenistrict). 1.5.2 RESIDENTIALSITY Most residential districts are comprised of low-density, single-family detached housing. Within this category net densities range from 1.2 to 4.0 units per acres. For projecting land demand, an average density of two dwelling units per acre was used. Low-density residential areas can be either zoned RSF (Residential Single Family), R-4 (Mixed Low Density), RLM (Residential Low and Medium Density), or PUD-R(Planned Unit Development Residential). 5 Figure 1-4: 2016 Land Use Map L*T + i i 1 � j S � Land Use f � 00, - or— tiaozi!^ A � O' . lJv�dUtt�t:ct-•e 1 M veil tilts t~4^••^. :r s-:�'-_ � � <. ' rrt;srt oM� ■ Pam Ree•eato^a!o•4•re-.e r� ■ ►lid h�*w4/ I�� �f.� Iif�+/�rM:y 6 Figure 1-5: 2040 Land Use Map �` --T.'1 t .� i 1 I ( A�- � � ti 1 r •'i � -1 , �_ _I L + ti -I �,' -= r f! 1 I �� ,.�t A -L �_l— •,...-�. .. Ali � \� r' ` - a ,l .�� All"�., .. _. / t♦;�� � ,� F-J .ry - .\�_ irk- r .., r.� City of Chanhassen 2140 Land Use Plan r - - i� Cq OFFICE " ra OFFICEINDUSf1M M(ED � (� RESIDENTIAL LARGE LOT ..w...+ _ a$Ace hanW%n 1114 L ADE) RESIDENTIAL COW DENSITY PW Aurly 1.2.4 uWm) `► + RESIDENTIAL VECWM DENS" rq RESIDENTIAL 71K;1 DENSITY piM tlNrty B-16"&Wei AGRIPWOURL PARKS OPlN SPACL t t r PUBT3C SLIM FUBIAC S K C3 BLUFF CREEK PROARY CORRIDOR POTENTIAL SWWORT T DMWRW,#A t K Q Potential Ch2ree in Land U,se i� March 7,2016 7 1.5.3 RESIDENTIAL—MEDIUM DENSITY This residential district is designed to facilitate the creation of low-density multi-family housing. These developments can include duplexes,townhouses, and lower density apartments or condominiums. This category allows for a net density of 4.0 to 8.0 units per acre. For projecting land demand, an average density of six units per acre was used. The following zoning districts can fall within the medium-density residential area: R-4 (Mixed Low Density), RLM (Residential Low and Medium Density), R-8 (Mixed Medium Density), or PUD-R(Planned Unit Development Residential). Medium density areas are used to create transitional zones between low-density residential and commercial, office, or high-density idential areas. 1.5.4 RESIDENTIAL—HIGH DENSITY The city's highest density category provides for develo ents density range of 8 to 16 units per acre, and it is typically used for apartments and condomi For projecting land demand and average density of 10 units per acre was used. Areas guid d high density residential can be zoned R-8 (Mixed Medium Density), R-12 and R-16 (High Dent Residential), and PUD-R(Planned Unit Development-Residential). High-density residential`�reas are located on major transportation corridors, typically near transit, commercial centers, and`em�oyment centers. 1.6 INDUSTRIAL LAND USE Most of the city's existing office/industrial parks are fully built out. The city has guided areas near the intersection of Arboretum Boulevard and Audubon Road and the intersection of Galpin Boulevard and Lyman Boulevard for future development as office/industrial parks in order to meet anticipated demand. The city also uses PUD zoning to create dedicated industrial parks. Since 2008 e city has added over 400,000 square feet of industrial uses. Industrial uses are facilitat y the IOP (Idustrial Office Park) and PUD (Planned Unit Development- Offic strial) zon "-districts. 1.7 COM IAL LAND Traditionally th has focus n directing commercial development into the Central Business District. olicy elped Chanhassen created and maintain a strong business community. However, _ e city's growth and the realignment of Highway 212, the city has determined that there otential for significant commercial development outside of the downtown core. In order to a advantage of this opportunity the city guided land for Regional Commercial use, and is in the process of moving the Avienda regional lifestyle and mixed-use center through the approval process. This development will significantly increase the amount of commercial real estate in the city, and will create a second, complimentary,hub of commercial activity. Since 2008 the city has added over 300,000 square feet of commercial uses. 8 1.7.1 CENTRAL BUSINESS DISTRICT Definition/Vision: A compact walkable district featuring a wide variety of business, commercial, office, and residential uses providing a comprehensive range of services at higher development densities than are present elsewhere in the city. The Central Business District is a dense concentration of jobs, services,housing, and civic uses. The city's highest density developments are located in the Central Business District. The scale of these developments is supported by infrastructure such as the Chanhassen Transit Station. The proximity of numerous commercial and civic uses accessible by attractive walking paths draws shoppers, visitors, and residents to the area and promoting multiple trips between destinations. New developments in this district are encouraged to complement the existing mix and to contribute to maintain a vibrant and active district over the course of an extended day. Attention is also given to creating attractive and co ortable pedestrian links between varied uses within the district. Goods and Services Examples • Residential (High Density) • Office • Entertainment(Restaurants, Theaters, Music Venues) • Retail, Grocery, Household Goods and Services • Fitness Activities • Hotels • Health Services (Clinics) Zoning districts within this land use is CBD (Central Business District) or BH (Business Highway). Previously,the BG (General Business District) zoning district was used within the area; however,these areas were rezoned as CBD. The BG zoning classification is still the underlying zoning district for several PUDs within the Central Business District. 1.7.2 NEIGHBORHOOD/CONVENIENCE COMMERCIAL Definition/Vision: Neighborhood/Convenience commercial districts are intended to host business that provide the daily goods and services needed by residents or nearby employees. These districts are oriented towards smaller sites with direct access to collector streets and are preferably located close to intersections of collector or arterial roads. These land uses are scaled to be compatible the surrounding districts,which are typically residential. Neighborhood/convenience commercial uses should have a minimal impact on surround properties, as measured in terms of hours of operation, signage, and noise, light, and odors generated. No single use in this district should exceed 10,000 square feet in gross built area. 9 Goods and Services Examples • Small to medium sized restaurants (no drive through windows) • Dry Cleaning • Neighborhood Scale Health/Fitness Services • Office • Day Care • Neighborhood Scale Convenience Store • Gas Stations • Personal Services The zoning application for this land use is BN (Neighborhood Business District). 1.7.3 COMMUNITY AND GENERAL COMMERCIAL Definition/Vision: Large-scale commercial anddistricts requiring high visibility along arterial roads. This type of development has t pacity to generate enough lighting,noise, and traffic to have a moderate impact on the surrou areas. are located in areas with access arter al'streets preferably These developments ,P Y at intersection with collector and arterial streets,have moderate to large-sized sites, are within the MUSA, and have environmental features, such as soils and topography suitable for compact development. The projects must have adequate buffering by physical featur . or adjacent compatible uses to protect nearby residential developments. Goods and Services Examples • Furniture and Home Furnishings • Ele ppliance Stores • ; Building Ma --and Garden Supplies • Auto Parts and A 'eessories • Sp Goods Suitable areas e zoned C (Community Commercial) to facilitate this land use. 1.7.4 REGIONAL/L L TER COMMERCIAL Definition/Vision: A regio estimation featuring a highly walkable commercial core complimented by residential and office uses. A region center is a mixed commercial district with retail and entertainment uses of an appropriate scale to serve a regional market. The development should be designed to serve pedestrian and mass transit users along with automobile users. Its design should create an attractive and comfortable walking experience for visitors and residents. The center's retail component should be integrated with its office and residential components, with mindful transitions between land uses. 10 Goods and Services Examples: • Entertainment ® Department Store Comparison Shopping o Specialty Retail/Boutique o Restaurants i ® Hotels • Residential The city has guided 160 acres at the southeast corner of Pos and Lyman Boulevards as a potential regional/lifestyle center. The city has recently proved PUD (Planned Unit Development) zoning for this area in to accommodat e Avienda project. The zoning for this land use is PUD-Regional Commercial. 1.7.5 BUSINES FRINGE DISTRICT This district was created to facilitate limited commercial activity in areas ou the MUSA. Currently the district is located at the intersection of Highway 101 and Flying d Drive; however,the area is ultimately envisioned as a mixed-used development, with the existing uses to be phased out once urban services are available. Zoning in this area is BF-Fringe Business District. 1.8 PUBLIC SEMI-PUBLIC LAND USE There areas are intended to serve a communal or public purpose. Uses with this designation include the Minnesota Landscape Arboretum, Campfire Girls (Camp Tanadoona),public school buildings ' uding Districts 112 and 276, city owned property, and the Eckankar campus. Zonin ther OI ( and Institutional District, A2 (Agricultural District), or RR(Rural Resid District). 1.9 AGRI URAL LAN E Consistent with t ve MS 2040 regional development framework,no zoning district provides for purely ltura d use. Some of the city's larger properties are used for crop production,but as the c es to urbanize these types of uses will become increasingly atypical. The city has red he development pressures on agricultural land though it's MUSA phasing plan. It is the city's policy to protect its rural regions for development until municipal services are available and requested. Some areas in the city are guided agricultural,but they are unlikely to be developed due to being located within flood plains or having extensive wetlands, including the Minnesota Valley National Wildlife Refuge and Raguet Wildlife Management Area. 11 1.10 OFFICE LAND USE The city is experiencing increased interest in office uses, and projects that over 200 acers of land will be developed for office use by 2040. In order to accommodate this demand the area near the intersection of Highway 212 and Pioneer Trail is guided for office use. Additionally,the recently approved Avienda lifestyle center is expected to include 150,000 square feet of office space. Land intended for office use is zoned Ol (Office Institutional District) or PUD (Planned Unit Development-Office/Institutional) zoning districts. 1.11 MIXED USE LAND USE The mixed-use land use allows for the blending of commercial and high-density residential developments. Both Village on the Ponds, located south of TH 5 and east of TH 101, and the Southwest Villages, located at the intersection of L an Boulevard and TH 101, are examples of more urban feeling mixed-use developments. A al land near the intersection of TH 101 and Flying Cloud Drive is guided for mixed- ese types of developments are facilitated by PUD (Planned Unit Development) zoning. 1.12 PARKS AND OPEN SPACE LAND USE The amount of land guided for Parks and Open Spaces in 'des almost 140 acres of potential new park and open space. The Bluff Creek Overlay District 'span important mechanism for preserving open space, and the city continues to use the districfto encourage the use of density transfers to preserve woodlands and bluffs adjacent to these areas:`Qky parks and the Lake Minnewashta Regional Park fall into this land use designation. All zoning districts permit the creation of parks. 1.13 POLICY ISSUES 1.13.1 BUFFER YARD CONCEPT To the greatest extent possible,natural features should be used to create buffers between residential and non-residential uses. When these features are not present, the City Code requires the creation of additional setback or other forms of buffering, including landscaping. 1.13.2 MUSA IMPACT ON EXISTING LOTS The city still has homes serviced by on-site sewage disposal systems. While these systems are an environmentally acceptable method of dealing with waste generated by large-lot subdivisions, they become more problematic when utilized to service smaller parcels. For this reasons, it is the city's policy that these subdivisions remain large lot with a minimum lot size of 2 '/2 acres. Requests for changes may be made incrementally(on a case-by-case basis),but it is city policy to review land use and zoning changes on an area wide basis. 12 1.13.3 COMPREHENSIVE PLAN ZONING MAP INCONSISTRNCY Properties not served by urban services shall not be rezoned to a category consistent with their land use designation until urban services are available. Current zoning of a parcel at a less- intensive land use designation may remain until that time. Land use may only be intensified once the property has access to urban services. 1.13.4 MAXIMUM USE OF ALLOWABLE DENSITY Due to the city's housing goals and participation in the Livable Communities Act, the city has the right to deny any project that does not meet the minimum density required by its land use designation. Valid reasons for denial include deviation form city requirements or offsetting the goals of the city. The city may provide developments with a density bonus to facilitate the provision of affordable housing. 1.14 MUSA STAGING Assuming that current development patterns continue the majority of the city will be developed by 2030. The pacing the expansion of the MUSA will depend on availability of sufficient developable land to support the required infrastructure. Once the city is fully built out, it is anticipated that infill and redevelopment will occur. 1.15 GOALS &POLICIES Goal: Create a mixture of development capable of providing a high quality of life and a reliable tax base. Policies • Create a land use plan that can be utilized as a fundamental tool for directing the mmunity'swth and development. • stand that n6t all uses generate revenue for the city, and strive for a mixture of de ent that wit h meet the needs of residents and assure the city's financial health. • Encoura elopment thin the MUSA, and support the planed and efficient expansion o USA to increase the amount of developable land. • Support low de x6sidential development in appropriate areas of the community in such a manner as tain the aesthetic of existing single-family areas, and to create new neighborhoods of similar character and quality. • Designate sufficient land to provide for a wide spectrum of housing. Adequate land should be set-aside for medium and high-density land uses. The city will discourage the conversion of these areas to lower density uses in order to ensure that city's goals of providing a variety of housing options can be met. • Chanhassen will continue to direct commercial uses to the central business district. Development outside of the central business district shall complement, rather than compete with the existing commercial core. 13 • The city will support the development of neighborhood and local service centers where appropriate. These uses maybe developed as part of a mixed-use or PUD; however, development of unplanned and strip commercial centers will be discouraged. • Industrial and office developments will be supported as a means of strengthening and diversifying the city's tax base. These developments should be planned in such a way as to minimize environmental, neighborhood, and traffic impacts. • Transitions should be created be created between different land uses. The more incompatible the land uses, the more important the transition zone. Whenever possible natural features should be used to create transitions between incompatible uses. When these natural features are absent, the Land Use Plan 7ern-nifig ports the creation of buffer yards with increased setbacks containing landscaping and to improve the separation of incompatible uses. • Development should be commensurate with a ' ity to provide services. Areas where services are available should be develope efore ces are extended to new areas. • Development should be seek to provide adequate internal stree ages. Growth should be directed so as to make efficient use of the existing road system. elopments should be planned to avoid running high traffic volumes through residentia borhoods. • Areas outside the MUSA shall be preserved as agricultural zones or us support very low-density development. This area should not be prematurely developed, and the city will discourage the creation and/or expansion of commercial and industrial facilities in this area. • Large lot subdivisions without city sewer or water shall not be required to utilize city services even when they are in the MUSA,until the majority of residents request to change their use. In these subdivisions the smallest permitted lot is 2 and a half acres. New lots meeting the 2 and a half-acre requirement may be created, assuming there is a suitable location for septic and well. • prehensive and up-to-date set of ordinances shall be maintained to ensure high devel©kihents consistent with the comprehensive plan. Ordinances shall be A and modified as necessary to improve the quality of new development and en they incorpo ate high quality design, landscape, etc. • Cha en will work\with other jurisdiction to combine resources. This included coordin and collaborating with cities, counties, SouthWest Metro Transit, school districts, a e state otent, rojects of mutual interest such as libraries,public works, collective wa ana arts, transit, recreation, etc. G:\PLAN\2040 comp Plan\Land Use Draft 14