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02-18-98 Agenda and Packet FILE AGENDA CHANHASSEN PLANNING COMMISSION WEDNESDAY, FEBRUARY 18, 1998 at 7:00 P.M. CHANHASSEN CITY HALL, 690 COULTER DRIVE CALL TO ORDER PUBLIC HEARINGS 1. Site plan review for a 24,638 sq. ft. office/warehouse addition to Waytek, Inc., located south of the Twin Cities Railroad and west of Dell Road, 7660 Quattro Drive, Swedenborg-Shaw Construction,Inc. 2. Request for a lot split on Lot 2, Block 4, Highover Addition, for development of a well site. The property is located north of Longacres Drive on the east side of Hwy. 41 (Hazeltine Blvd.),west of Highover Drive and south of Lake Lucy Road, City of Chanhassen. NEW BUSINESS OLD BUSINESS 3. 1997 Trail Referendum Projects-Review and Recommendation. 4. Comprehensive Plan Review - Housing and Land Use. APPROVAL OF MINUTES ONGOING ITEMS OPEN DISCUSSION ADJOURNMENT NOTE: Planning Commission meetings are scheduled to end by 10:30 p.m.as outlined in official by-laws. We will make every attempt to complete the hearing for each item on the agenda. If,however,this does not appear to be possible,the Chair person will notify those present and offer rescheduling options. Items thus pulled from consideration will be listed first on the agenda at the next Commission meeting. C I TY 0 F PC DATE: 2/18/98 \\1 CHANHASSEN CC DATE: 3/9/98 CASE #: 88-2 Site Plan (File 2) By: Al-Jaff/v STAFF REPORT PROPOSAL: Site Plan Review for a 24,638 Square Foot Office and Warehouse Addition to a Existing Building _ LOCATION: Lots 3 and 4, Block 1, Park One 3rd Addition- 7660 Quattro Drive JAPPLICANT: Swedenborg- Shaw Cont. Inc. Waytek Inc. 7685 Corporate Way 7660 Quatrto Drive Eden Prairie, MN 55344 Chanhassen, MN 55317 (612)937-8214 (612)949-0765 i PRESENT ZONING: IUP, Industrial Uttice Park ACREAGE: 188 acres DENSITY: ADJACENT ZONING AND LAND USE: N-Residential - City of Eden Prairie and Railroad Tracks S - IOP, Office Industrial Building E - TOP, Office Industrial Building W - IOP, Office Industrial Building WATER AND SEWER: Available to the site. PHYSICAL CHARACTER.: The parcel consist of 2 lots that are proposed to be consolidated. The westerly lot contains an existing building. A 20 foo conservation easement extends on the northerly portion of the site. The northerly and southerly portion of the site contain mature tree and steep slopes. 2000 LAND USE PLAN: Industrial Waytek Inc. February 18,1998 Page 2 BACKGROUND On July 25, 1988, the City Counil approved a Site Plan application for the construction of a 25,000 square foot office/warehouse facility on Lot 3, Block 1, Park One 3rd Addition. PROPOSAL/SUMMARY The applicant is requesting site plan approval for a 24,638 square foot office and warehouse addition to an existing building on Lots 3 and 4, Block 1, Park One 3rd Addition. Waytek is a distributor for electrical wire supplies. The site is zoned IOP, Industrial Office Park, and bordered by railroad tracks and a residential development located in Eden Prairie to the north, and industrial buildings to the east, west and south. The applicant owns Lots 3 and 4. Lot 3 contains the existing Waytek building. The intent is to combine the two lots and expand the existing building(consolidation of contiguous lots is an administrative process. No formal action is required). The area of the combined parcels is 3.88 acres. The site has full access from Quattro Drive. The site plan for Waytek is well developed. The expansion is proposed to utilize identical materials to those currently used. They consist of precast insulated concrete panels for the warehouse portion and rockface concrete masonry units for the office portion. The building is accentuated by a pronounced entrance with a pitched canopy and windows. Staff met with the applicant on several occasions to discuss the architectural design and type of materials used on the addition. Different alternatives were investigated. We concluded that utilizing identical materials as the existing building was the most esthetic option. Hence the choice of materials. The north elevation of the building is completely screened by mature trees, a 20 foot conservation easement, and railroad tracks buffer the site from the residential neighborhood to the north. Since this elevation will not be seen, no architectural relief was required. The west elevation of the warehouse portion is also devoid of architectural relief for operational reasons, however, the applicant is proposing to plant 5 evergreens to breakup the wall. We believe this is an acceptable alternative. Mature trees protected by a 20 foot wide preservation easement exist to the north of the site and therefore, additional landscaping in that area is not required. New parking for vehicles is proposed to be located along the east portion of the site. The majority of the parking will be screened by existing vegetation along Quattro Drive. Parking for the warehouse portion and truck loading area is located along the west portion of the building. This is an existing parking lot and no changes are proposed on that portion of the site. Currently, there are two curb cuts into the site. The easterly driveway is an"Exit Only" driveway and has steep grades. The applicant is proposing to close off this driveway and introduce a new driveway along the east portion of the site. The applicant intends to preserve existing vegetation, Waytek Inc. February 18,1998 Page 3 as well as add trees and shrubs along the east and southeast portion of the site. The overall landscaping materials of the site need to be increased to provide additional screening of the parking lot along the east portion of the site. The south edge of the site contains slopes as well as a naturally wooded area. This portion will remain undisturbed with the exception of the new curb cut area. We examined shifting the driveway slightly to the west to preserve additional mature trees, however, this option would require additional grading and will result in a steeper driveway. Trash storage plans have not been shown. The applicant must submit plans for staff review and approval. Public utilities are available to the site from Quattro Drive. The proposed building meets the setback requirements of the Zoning Ordinance. Staff regards the project as a reasonable use of the land. The overall design is sensitive to the image of the industrial park and meets the standards established in the ordinance. Based upon the foregoing, staff is recommending approval of the site plan, without variances, with conditions outlined in the staff report. SITE PLAN/ARCHITECTURE The site is located to the north of Quattro Drive. The site plan is fairly straight forward. Access is gained from Quattro Drive. New parking will be located to the east of the site. The truck loading area will remain west of the building. The truck loading area is completely screened from off-site views by the existing mature trees. Building architecture meets the site plan ordinance requirements. The expansion is proposed to utilize identical materials to those currently used. They consist of precast insulated concrete panels for the warehouse portion and rockface concrete masonry units for the office portion. The building is accentuated by a pronounced entrance with a pitched canopy and windows. Staff met with the applicant on several occasions to discuss the architectural design and type of materials used on the addition. Different alternatives were investigated. We concluded that utilizing identical materials as the existing building was the most esthetic option. Hence the choice of materials. The north elevation of the building is completely screened by mature trees, a 20 foot conservation easement,and railroad tracks buffer the site from the residential neighborhood to the north. Since this elevation will not be seen, no architectural relief was required. The west elevation of the warehouse portion is also devoid of architectural relief for operational reasons, however,the applicant is proposing to plant 5 evergreens to breakup the wall. We believe this is an acceptable alternative. Rooftop equipment is not shown on the plans. All units shall be painted with a color matching the roof color, rather than using fencing for screening. Staff feels that this is an acceptable proposal. The rooftop equipment will not be seen from Quattro Drive due to the setback and elevation of the building in relation to the street nor will it be visible from the north due to the existence of mature trees which form a barrier between the residential area located in the City of Eden Prairie and the subject site. The applicant has not shown where the trash enclosure will be located. The trash enclosures should be shown on the site plan and must be screened. Waytek Inc. February 18,1998 Page 4 SITE PLAN FINDINGS In evaluating a site plan and building plan, the city shall consider the development's compliance with the following: (1) Consistency with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may be adopted; (2) Consistency with this division; (3) Preservation of the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing or developing areas; (4) Creation of a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; (5) Creation of functional and harmonious design for structures and site features, with special attention to the following: a. An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; b. The amount and location of open space and landscaping; c. Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d. Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (6) Protection of adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers,preservation of views, light and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. Finding: The proposed development is consistent with the comprehensive plan, the zoning ordinance, and the site plan review requirements. The site design is compatible with the Waytek Inc. February 18,1998 Page 5 surrounding development. It is functional and harmonious with the approved development for this area. PARKING/INTERNAL CIRCULATION Parking requirements for the office portion of the building is 4.5 parking stalls per 1000 square feet which amounts to 36 parking stalls. The warehouse and shipping area have a total area of 14,500 square feet which translates to 26 parking stalls as the ordinance requires 1 parking stall per 1000 square feet. The total required parking stalls is 62. The applicant is proposing 71 parking stalls which meets the minimum requirements of the ordinance (The calculations include existing and proposed parking). PARKING TABLE USE AREA PARKING TOTAL Office 7,998 s.f. 4.5 stall/1000 s.f. 36 Warehouse/ 32,760 s.f. 1 stall/1,000 s.f. for the first 10,000 s.f. 14 shipping 1 stall/2,000 s.f. for the addition area 12 Required total 62 stalls Provided total 71 stalls Based on this analysis, staff concludes that parking requirements have been satisfied. Accessible parking. The building code requires one, eight foot wide, accessible parking stall for each 25 parking spaces. Three spaces are required. The applicant is providing 4. An access aisle must be provided for each stall. Accessible stalls may share an access aisle. A shared van access aisle must be eight feet wide and signed "access aisle, no parking." Other required access aisles may be 5 feet wide. One van accessible space is required. A curb ramp or ramps complying with CAB/ANSI 117.1 - 1992 must also be provided. The ramp may be at the access aisle, but may not encroach into the required aisle space. An accessible route must be provided to all accessible entrances on multi-tenant buildings. The site plan should be revised to reflect these requirements. LANDSCAPING Mature trees flank the north and south sides of the property. Most of the trees to the north are covered by a 20' conservation easement. Those that aren't are scheduled to be removed for the warehouse addition. Of the trees on the south side along Quattro Drive, six of them will be removed for driveway and parking lot additions. The easterly portion of the site, along the proposed parking lot is lacking in landscape materials. Staff recommends 7 trees be added to the landscape plan. Four shall be planted on the east side of the new parking lot and three shall be Waytek Inc. February 18,1998 Page 6 planted at the southeast corner of the property. The trees shall be a mix of oak and sugar maple to compensate for the native trees being removed. Along the northern boundary there is an easement within which the applicant is not allowed to remove trees. According to the grading plan, this restriction is being followed. Staff recommends the 20 foot wide easement be measured and fenced off with tree protection fencing before any grading commences. The same recommendation for fencing applies to the entire site; all areas of preserved trees must be fenced before grading can begin. LIGHTING Lighting locations and plans are illustrated on the plan and meet the requirements of the ordinance. Only shielded fixtures are allowed and the applicant has demonstrate that there is no more than 0.5 foot candles of light at the property line. SIGNAGE The applicant has not submitted a signage plan. There is an existing ground low profile business sign, which is permitted by ordinance. Any changes to the signage on site will require a permit. COMPLIANCE TABLE - IOP DISTRICT Ordinance Waytek,Inc. Building Height 4 stories 1 story Building Setback N-10' E-10' N-30' E-15.6' S-30' W-10' S-72'W-155' Parking stalls 62 stalls 71 stalls Parking Setback N-0' E-0'* N-27'E-5' S-25' W-0' S-35 W-15' Hard surface 70% 57% Coverage Lot Area 1 acre 3.88 acres GRADING/DRAINAGE AND EROSION CONTROL The existing site generally drains to the south onto Quattro Drive. A storm sewer line is proposed to be extended into the site to convey stormwater runoff from the roof and parking lot Waytek Inc. February 18,1998 Page 7 areas. Upon initial review of the storm drainage plan, staff recommends an additional catch basin be located in the southeasterly corner of the parking lot to collect runoff prior to discharging into Quattro Drive. The City's storm sewer will carry the stormwater to a regional stormwater pond for pretreatment prior to discharging downstream. Detailed storm drainage calculations for a 10-year, 24-hour storm event shall be submitted to the City's Engineering Department for review and approval prior to issuance of a building permit. The plans propose on utilizing a retaining wall along the southwesterly corner of the new addition to minimize grading and preserve existing trees. Along the north side of the proposed warehouse the building will actually be buried up to 8 feet in an effort to protect the adjacent trees. The City does have a 20- foot wide conservation easement along the northerly portion of the property. The proposed construction does not propose to encroach the conservation easement. Along the southwesterly corner of the building addition the parking lot expansion necessitates construction of a retaining wall due to the steep slopes. Staff has reviewed the proposed driveway and parking lot expansion in the southwest corner of the new addition and suggests that the driveway aisle be reduced to 22 feet in an effort to minimize grading and retaining wall height. The plans currently propose 24 feet. Staff has reviewed the overall grading plan with regards to driveway access and parking lots. Staff believes that there are no other feasible options available to gain access and minimize tree loss. Currently, the parking lot drive aisle grades range from 6%to 8%. By shifting the drive aisle westerly in an effort to preserve the significant oaks will only increase driveway grades and lose parking sites. Site grading for the easterly portion of the site will require encroachment into the adjacent property to the east. Appropriate temporary construction easements should be obtained from the adjacent property owner. UTILITIES It appears based on the plans no additional sewer and water service will be needed from Quattro Drive. There currently exists a water service which falls in the proposed easterly drive entrance. This water service(curb box)will need to be adjusted to final grade upon completion of the driveway. The applicant and/or contractor applying for the building permit will be responsible for sanitary sewer and water hookup charges. The 1998 hookup charges for sanitary sewer and water are $1,216 and $1,584,respectively per unit. The number of hookup units shall be based on the number of sewer availability charges (SAC units)which is determined by the Metropolitan Council Environmental Services upon plan review of the building. STREETS Waytek Inc. February 18,1998 Page 8 The plan proposes to construct a new access point from Quattro Drive and eliminating one of the existing access points. The drive aisles are proposed at 24 feet wide. City Code requires the drive aisles to be a minimum of 26 feet wide(Section 20-1101). Driveway grade to the parking lot is fairly steep (8%). Driveway grades for industrial sites are typically kept below 7%due to truck traffic concerns. However, given the topographic change of the site and proposed use, staff is comfortable with the driveway grade at 8%. The plans do propose to install an industrial driveway apron in accordance with City of Chanhassen Detail Plates. Staff has recently revised the detail plates to reduce the amount of concrete needed in the apron area. Staff recommends that the new detail be incorporated in the plan set. The existing driveway entrance is proposed to be eliminated and will need to be restored with B-618 concrete curb and gutter. All construction within City right-of-way for Quattro Drive will need to be inspected by the City's Engineering Department. The applicant and/or contractor shall contact the City's Engineering Department for inspections 24 hours in advance. MISCELLANEOUS Commercial permit requirements. The developers and/or designers should meet with a representative of the Inspections Division as early as possible to discuss commercial building permit requirements. Principals should be aware of many of these requirements before the project is bid. STAFF RECOMMENDATION Site Plan Review Staff recommends the Planning Commission recommend approval of Site Plan Request#88-2 for a 24,683 square foot addition (Waytek, Inc.) as shown on the plans dated received January 16, 1998, subject to the following conditions: 1. The existing catch basin on Quattro Drive shall be protected with rock filter dikes until all disturbed areas on the site have been restored. 2. Storm sewer calculations for a 10-year, 24-hour storm event shall be submitted to the City Engineering Department for review and approval prior to issuance of a building permit. 3. The haul routes for exporting material from the site shall be approved by the City Engineer prior to issuance of a building permit. 4. The grading plans shall be revised to include an erosion control fence detail, revised Chanhassen Standard Detail Plate for a industrial driveway(No. 5207)and rock construction entrance detail No. 5301. In addition, erosion control fence shall be installed adjacent to Quattro Drive once the existing driveway is abandoned. Waytek Inc. February 18,1998 Page 9 5. Sanitary sewer and water hookup charges shall be applied to the building permit. The charges shall be based upon the number of SAC units determined by the Metropolitan Council Environmental Services. 6. The applicant shall obtain the necessary construction access easement to perform grading on the adjacent property prior to any issuance of a building permit. 7. The applicant and/or contractor shall be responsible for adjusting the existing water service proposed in the easterly driveway access. 8. The contractor and/or developer shall contact the City's Engineering Department for inspection of the driveway apron an curb/street restoration prior to pouring the concrete. A 24-hour notice is required to schedule an inspection. 9. Plans for trash enclosure and rooftop screening shall be submitted to staff for approval. All roof top equipment shall be screened from views. 10. The applicant shall enter into a Site Plan Agreement. Financial guarantees for landscaping shall be submitted to the City at the time of building permit application. 11. The applicant must install tree protection fencing prior to construction. Fencing must be inspected by city staff before work is allowed to begin. 12. The applicant shall add 7 trees to the landscape plan. Four shall be planted on the east side of the new parking lot and three shall be planted at the southeast corner of the property. The trees shall be a mix of oak and sugar maple 13. The light fixtures may not exceed 0.5 foot candles of light from fixtures at the property line. 14. The applicant shall install tree protection fencing around all preserved trees (within construction limits)before site grading can commence. 15. The applicant shall comply with the conditions of the conservation easement located on the northerly 20 feet of the property. No trees will be allowed to be removed within the easement. 16. Fire Marshal Recommendation: a. Regarding the new access off of Quattro Drive submit grade dimensions to the City Engineer and Fire Marshal for approval. Pursuant to 1991 Uniform Fire Code Section 10.204 (f). Waytek Inc. February 18,1998 Page 10 b. "No parking fire lane"signs shall be installed. Contact Chanhassen Fire Marshal for exact location. Pursuant to Chanhassen Fire Department/Fire Prevention Policy#06-1991. c. Submit utility plans to the City Engineer and Fire Marshal for approval. 17. Park and Trail fees shall be paid at the time of building permit. 18. Approval of this site plan is contingent upon consolidation of Lots 3 and 4, Block 1, Park One 3`d Addition(provide proof of single Parcel Identification Number). 19. Building Official Recommendation: a. The developers and/or designers should meet with a representative of the Inspections Division as early as possible to discuss commercial building permit requirements. Principals should be aware of many of these requirements before the project is bid." ATTACHMENTS 1. Memo from Steve Kirchman dated February 10, 1998. 2. Memo from Dave Hempel dated February 5, 1998. 3. Memo from Mark Littfin dated January 28, 1998. 4. Application and public notice. 5. Conservation Easement. 6. Plans dated January 16, 1998. February 10, 1998 Dear Powers Boulevard Resident: On Tuesday, January 27, 1998, the Park& Recreation Commission forwarded a recommendation to the City Council to construct the Powers Boulevard trail as a part of the 1998 trail project. Their recommended alignment is on the east side of the road from Saddlebrook Curve north to Holly Lane. The commission's verbatim motion was as follows: This trail alignment will be reviewed by the Planning Commission on February 18, 1998 after 7:00 p.m. in the City Council Chambers. This is your opportunity to make public comment on this trail alignment before the Planning Commission. If you are unable to attend this meeting,but wish to forward written comments, please do so to the attention of the City of Chanhassen. Assuming approval of this alignment is granted by the Planning Commission, the City Council will be presented with final plans and construction specifications on February 23, 1998. Staff will not seek their approval of these documents until March 9, 1998. Sincerely, Todd Hoffman Park& Recreation Director TH:k c: Mayor and City Council Park& Recreation Commission Don Ashworth, City Manager Kate Aanenson, Planning Director Dave Nyberg, Howard R. Green Company Joel Jamnick, Campbell Knutson Associates g:parklreferen\powerspc2-I8.doc 101 MEMORANDUM CITY OF TO: Sharmin Al-Jaff, Planner II CHANHASSEN FROM: Dave Hempel, Assistant City Engineer 690 City Center Drive,PO Box 147 DATE: February 5, 1998 Chanhassen,Minnesota 55317 Phone 612.937.1900 SUBJ: Site Plan Review for Office/Warehouse Addition to Waytek 7660 Quattro Drive - File No. 98-2 LUR General Fax 612.937.)739 Engineering Fax 612.9379152 Public Safety Fax 612.934.2524 Upon review of the plans prepared by Bernard Herman Architects, Inc. dated web wwcariehanhassen.nnt'"s January 16, 1998, I offer the following comments and recommendations: GRADING & DRAINAGE The existing site generally drains to the south onto Quattro Drive. A storm sewer line is proposed to be extended into the site to convey stormwater runoff from the roof and parking lot areas. Upon initial review of the storm drainage plan, staff recommends an additional catch basin be located in the southeasterly corner of the parking lot to collect runoff prior to discharging into Quattro Drive. The City's storm sewer will carry the stormwater to a regional stormwater pond for pretreatment prior to discharging downstream. Detailed storm drainage calculations for a 10-year,24-hour storm event shall be submitted to the City's Engineering Department for review and approval prior to issuance of a building permit. The plans propose on utilizing a retaining wall along the southwesterly corner of the new addition to minimize grading and preserve existing trees. Along the north side of the proposed warehouse the building will actually be buried up to 8 feet in an effort to protect the adjacent trees. The City does have a 20-foot wide conservation easement along the northerly portion of the property. The proposed construction does not propose to encroach the conservation easement. Along the southwesterly corner of the building addition the parking lot expansion necessitates construction of a retaining wall due to the steep slopes. Staff has reviewed the proposed driveway and parking lot expansion in the southwest corner of the new addition and suggests that the driveway aisle be reduced to 22 feet in an effort to minimize grading and retaining wall height. The plans currently propose 24 feet. Staff has reviewed the overall grading plan with regards to driveway access and parking lots. Staff believes that there are no other feasible options available to gain access and minimize tree loss. Currently, the parking lot drive aisle grades range from 6% to 8%. By shifting the drive aisle westerly in an effort to preserve the significant oaks will only increase driveway grades and lose parking sites. Site grading for the easterly portion of the site will require encroachment into the adjacent property to the east. Appropriate temporary construction easements should be obtained from the adjacent property owner. The City nhrhnnhnccn» A ornmino rntnmunity with clean lnGoc nudity crhnnh n rhnr,ni»a,In,,r„rmm, th.;1/1»ff 6„d.1e„e, „,,.1 GO,,,,,;/,/, , G, A ,.nnr n/n.o m Sharmin Al-Jaff Waytek Addition Site Plan Review February 5, 1998 Page 2 UTILITIES It appears based on the plans no additional sewer and water service will be needed from Quattro Drive. There currently exists a water service which falls in the proposed easterly drive entrance. This water service (curb box) will need to be adjusted to final grade upon completion of the driveway. The applicant and/or contractor applying for the building permit will be responsible for sanitary sewer and water hookup charges. The 1998 hookup charges for sanitary sewer and water$1,216 and $1,584, respectively per unit. The number of hookup units shall be based on the number of sewer availability charges (SAC units) which is determined by the Metropolitan Council Environmental Services upon plan review of the building. STREETS The plan proposes to construct a new access point from Quattro Drive and eliminating one of the existing access points. The drive aisles are proposed at 24 feet wide. City Code requires the drive aisles to be a minimum of 26 feet wide (Section 20-1101). Driveway grade to the parking lot is fairly steep (8%). Driveway grades for industrial sites are typically kept below 7% due to truck traffic concerns. However, given the topographic change of the site and proposed use, staff is comfortable with the driveway grade at 8%. The plans do propose to install an industrial driveway apron in accordance with City of Chanhassen Detail Plates. Staff has recently revised the detail plates to reduce the amount of concrete needed in the apron area. Staff recommends that the new detail be incorporated in the plan set. The existing driveway entrance is proposed to be eliminated and will need to be restored with B-618 concrete curb and gutter. All construction within City right-of-way for Quattro Drive will need to be inspected by the City's Engineering Department. The applicant and/or contractor shall contact the City's Engineering Department for inspections 24 hours in advance. RECOMMENDED CONDITIONS OF APPROVAL 1. The existing catch basin on Quattro Drive shall be protected with rock filter dikes until all disturbed areas on the site have been restored. 2. Storm sewer calculations for a 10-year, 24-hour storm event shall be submitted to the City Engineering Department for review and approval prior to issuance of a building permit. 3. The haul routes for exporting material from the site shall be approved by the City Engineer prior to issuance of a building permit. Sharmin Al-Jaff Waytek Addition Site Plan Review February 5, 1998 Page 3 4. The grading plans shall be revised to include an erosion control fence detail, revised Chanhassen Standard Detail Plate for a industrial driveway (No. 5207) and rock construction entrance detail No. 5301. In addition, erosion control fence shall be installed adjacent to Quattro Drive once the existing driveway is abandoned. 5. Sanitary sewer and water hookup charges shall be applied to the building permit. The charges shall be based upon the number of SAC units determined by the Metropolitan Council Environmental Services. 6. The applicant shall obtain the necessary construction access easement to perform grading on the adjacent property prior to any issuance of a building permit. 7. The applicant and/or contractor shall be responsible for adjusting the existing water service proposed in the easterly driveway access. 8. The contractor and/or developer shall contact the City's Engineering Department for inspection of the driveway apron an curb/street restoration prior to pouring the concrete. A 24-hour notice is required to schedule an inspection. c: Anita Benson, City Engineer g:'eng\Clavc\pc\wayuk.spr.dh c CITY OF ClIAN' IlASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Sharmin Al-Jaff, Planner II FROM: Mark Littfin, Fire Marshal DATE: January 28, 1998 SUBJ: Request for site plan review for a 24,638 square foot office/warehouse addition to Waytek, Inc. located south of the Twin Cities Railroad and west of Dell Road, 7660 Quattro Drive. Swedenborg/Shaw Construction. Inc. Planning Case 88-8 Site Plan Review(File 2). I have reviewed the site plan for the above project. In order to comply with the Chanhassen Fire Department/Fire Prevention Division, I have the following fire code or city ordinance/policy requirements. The site plan is based on the available information submitted at this time. If additional plans or changes are submitted, the appropriate code or policy items will be addressed. 1. Regarding the new access off of Quattro Drive submit grade dimensions to the City Engineer and Fire Marshal for approval. Pursuant to 1991 Uniform Fire Code Section 10.204 (f). 2. "No parking fire lane" signs shall be installed. Contact Chanhassen Fire Marshal for exact location. Pursuant to Chanhassen Fire Department/Fire Prevention Policy#06-1991. 3. Submit utility plans to the City Engineer and Fire Marshal for approval. SWEDENBORG SHAW CONSTRUCTION December 22, 1997 Waytek, Inc. RECEIVED 7660 Quattro Drive P.O. Box 690 DEC 2 4 1997 Chanhassen, MN 55317 CITY OF CHAiNHASSi i\, Attn: Norman Larson Wayne Larson Bob Lamoreaux Re: Proposed Addition Gentlemen: As a recap from our meeting with Ms. Sharmin Al-Jaff,the City Planner, we have committed to the following schedule as it relates to the Site Plan approval process for the proposed building addition. 1. Site Plan Application deadline: January 16, 1998. 2. Planning Commission meeting: February 18, 1998, 7:00 PM. 3. City Council meeting: March 9, 1998, 6:30 PM. The Planning Commission and City Council meetings are held in the Council Chambers at City Hall, lower level. As we approach these meeting dates, I will be in contact with you to communicate where our project falls on the agenda for Planning Commission and City Council meetings respectively. Respe tf Ily, Il vall , John N. Shaw(Jack) Vice President mla c: Bernard Herman, Bernard Herman Architects Jeff Lindgren, Hedlund Engineering Sharmin Al-Jaff, City of Chanhassen Design Phase Services& Construction Management 7685 Corporate Way Eden Prairie,MN 55344-2021 (612)937-8214 (612)934-9433 FAX Receipt # 2371 ` (� Date 01/23/98 �J Amount 696 .38 Check 696.38 # 012724 >cription: DEVELOP REVIEW APP-PLANNING CLT erence: SITE PLAN APPLICATION Initial fee: SWEDENBORG-SHAW CONSTR, INC Checking Obj . : 1010 ;cription Account # Amount &Vari-General-*-* 3602-101-000-000 496.38 InRent-CapPjtAd-*-* 3809-400-000-000 50 .00 :row/P-DevEscro-*-Recordng 2024-915-000-205 50.00 :row/P-DevEscro-*-Sign 2024-915-000-204 100 .00 Total 696 .38 CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION APPLICANT:SwefkQY1kxn-Shaw Const.I1C. OWNER: 4 +ek _l..!'1C. ADDRESS: -JL5 Czrp rce,Way ADDRESS: 1004 QU c DrtUe, Edi Prairie. N\N 55344 Ckz;v1 MC 5531+1 TFI EPHONE (Day time)(Cc Z A31 - ea 16i- TELEPHONE(W2) C-1 - d,10S Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit Vacation of ROW/Easements Interim Use Permit Variance Non-conforming Use Permit Wetland Alteration Permit Planned Unit Development* Zoning Appeal Rezoning _ Zoning Ordinance Amendment Sign Permits Sign Plan Review X Notification Sign X Site Plan Review' X Escrow for Filing Fees/Attorney Cost" ($50 CUP/SPRNACNAR/WAP/Metes and Bounds, $400 Minor SUB) Subdivision' TOTAL FEE $ ('(D.3a A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Building material samples must be submitted with site plan reviews. 'Twenty-six full size folded copies of the plans must be submitted, including an 81/2" X 11" reduced copy of transparency for each plan sheet. Escrow will be required for other applications through the development contract NOTE-When multiple applications are processed, the appropriate fee shall be charged for each application. PROJECT NAME 1Na0-ek1,nc, LOCATION 1(c(DQQUthtro Dr. nn11____�� LEGAL DESCRIPTION t-C*s 3 Clad 4 1�k 1 t Park On RItrd Aokut-v n CkarEas u of\1 Mtn n e a TOTAL ACREAGE 11091239 WETLANDS PRESENT YES X NO PRESENT ZONING I .P.OInduS+rlal C lce. Park Dl rico REQUESTED ZONING UndeLelkr�rn5`i-.kr2 A -' PRESENT LAND USE DESIGNATION Ottick/Ware a)&,Addtoh REQUESTED LAND USE DESIGNATION '4e P Reli te.t,J ARp i c h te\ REASON FOR THIS REQUEST This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. 4 determination of completeness of the application shall be made within ten business days of application submittal. A written iotice of application deficiencies shall be mailed to the applicant within ten business days of application. This is to certify that I am making application for the described action by the City and that I am responsible for complying with ill City requirements with regard to this request. This application should be processed in my name and I am the party whom he City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either :opy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make his application and the fee owner has also signed this application. will keep myself informed of the deadlines for submission of material and the progress of this application. I further inderstand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of ny knowledge. The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing -equirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day extension for development re_riew. Development review shall be completed within 120 days unless additional review ?xtensions re'apppr•ved by tlf'e applicant. Alt %... 1-14-98 3ignaturee of pplicant Date Signature of Fee Owner Date application Received on j —Ib, -`i Fee Paid E -/ ReceiptNo./(( J The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. If not contacted, a copy of the report will be mailed to the applicant's address. W AXT.K SITE-PLAN REVIEW APPl.Cgr SAIL 1(0,1S DEVELOPMENT FEE SCHEDULE 1. Comprehensive Plan Amendment a. $500 b. $100 Minor MUSA line for failing on-site sewers 2. Conditional Use Permit (Does not include site plan review) a. Single family residence $75 (individual lot) b. All others - $400 3. Grading Permits a. Under 50 cubic yards$0 b. 50-1000 cubic yards $50 c. Over 1000 cubic yards -processed as IUP-use UBC 4. Interim Use Permit a. Single family residence (individual lot) - $75 b. All Others - $400 5. Notification Signs $50 rental $100 damage deposit 6. Planned Unit Development/Rezoning a. $750 b. Amendments Minor Amendment-$100 Major Amendment- Same As PUD 7. Rezoning - $500 8. Sign Permit a. Temporary - $35 b. Permanent $50 St�C i1 . 24635 24.�°3 x 10°°= Z44) 9. Sign Plan Review $150 10� (if separate from site plan) M•o0 2� Plus io. Site Plan Review .. : ES�row 6 a. $250 + $10 per 1000 sq.ft. of building T6rAL = 4 54 f area for commercial and industrial districts +$5 per dwelling unit in residential districts 15 P1tr5 5 �1�1�iic �o� b. Administrative Site Plan $100 1 (0� CONSERVATION EASEMENT THIS INSTRUMENT , Made this day of July , 1988 , by and between FRANK BEDDOR, JR. and MARILYN A. BEDDOR, husband and wife , County of Carver, State of Minnesota , Grantors , and the CITY OF CHANHASSEN, a municipal corporation under the laws of the State. of Minnesota , County of Carver , State of Minnesota , Grantee: WITNESSETH: That Grantors , in consideration of the sum of One Dollar ( $1 . 00 ) and other good and valuable consideration to them in hand paid by Grantee , the receipt in sufficiency of which is hereby acknowledged , do hereby grant , bargain , sell , and convey to Grantee , its successors and assigns , a perpetual easement for conservation purposes and environmental protection over , on and across the following described premises located in the County of Carver , State of Minnesota , viz: The rear 20 feet of Lots 2 through 7 , inclusive , Block 1 , PARK ONE THIRD ADDITION, according to the plat thereof on file and of record in the Office of the County Recorder, Carver County , Minnesota . • The following activities shall be prohibited within the conservation easement area described above. a. The placement and erection of buildings , structures , and private docks . b . The alteration of vegetation in any manner or form except for removal of dead or diseased vegetation . c. The excavation or filling of the easement area . d. The application of fertilizers , whether natural or chemical. e. The application of chemicals for the destruction or retardation of vegetation. f. The deposit of waste or debris. g. Construction of paths , trails , walkways , and service roads , except as constructed by the City. h. The application of herbicides , pesticides and insecticides . ,445- - / • i . The storage of watercraft , boat trailers , ice fishing houses , snowmobiles , and any type of motorized and non- motorized vehicles . Continuous screening shall be maintained within the easement area by the Grantors , their heirs , successors and assigns should dead or diseased vegetation need to be removed. Grantors covenant that they are the owners and are in the possession of the above described premises and have the lawful right and authority to convey and grant the conservation easement described herein. IN WITNESS WHEREOF, said Grantors have caused this easement to be executed as of the day and year first above written. Frank Beddor, Jr. Marilyn A. Beddor STATE OF MINNESOTA ) ss COUNTY OF CARVER The foregoing instrument was acknowledged before me this day of , 1988 , by FRANK BEDDOR, JR. and MARILYN A . BEDDOR, husband and wife . Notary Public THIS INSTRUMENT WAS DRAFTED BY: Julius C. Smith 252 Southdale Office Centre 6750 France Avenue South Edina , MN 55435 ( 612 ) 920-1521 C I TY 0 F CUAUA PC DATE: 2/18/98 CC DATE: 3/9/98 CASE #: 98-2 SUB By: Al-Jaff:v STAFF REPORT PROPOSAL: Preliminary Plat to Subdivide Lot 2, Block 4, Highover Addition, into one lot and one outlot,Highover 2"d Addition LOCATION: South of Lake Lucy Road and east of Highway 41 t APPLICANT: City of Chanhassen E. Jerome Carlson 690 Coulter Drive 6950 Galpin Blvd. Chanhassen, MN 55317 Excelsior, MN 55331 J C PRESENT ZONING: RSF, Residential Single Family ACREAGE: 31,328 Square Feet DENSITY: ADJACENT ZONING AND LAND USE: N -RSF, Residential Single Family, Highover 1st Addition S - RSF, Residential Single Family, Highover 1st Addition E -RSF, Residential Single Family, Highover 1st Addition W- RR, Minnewashta Regional Park and Highway 41 WATER AND SEWER: Available to the site. PHYSICAL CHARACTER.: The site is surrounded by grading activity for Highover Drive. Mature trees are concentrated within the center of the site. The site generally slopes to the west. 2000 LAND USE PLAN: Residential-Low Density / . V' • — if& f_ , __ e Ni"tio -v, - , .„ _ liii , A all IV ro: ail - Z74; too at agi a ftille a 0 ,81111 r4 MI I � r mor—fti 1s Highover 2nd Addition February 18, 1998 Page 2 PROPOSAL/SUMMARY The request is for the subdivision of Lot 2,Block 4 into two lots. Lot 1 is proposed to have an area of 13,360 square feet and is proposed to house the city's well house. Lot 2 has an area of 17,968 square feet and will contain a future single family residence. The property is zoned RSF, Residential Single Family. The site is located north of Hwy. 5,east of Hwy.41,and south of Lake Lucy Road. Access to the well site will be from Highway 41 while Lot 2 will maintain its access from Highover Drive. Lot 1 does not meet the minimum area requirements of the Zoning Ordinance of 15,000 square feet. Staff believes that the parcel should be platted into an outlot to avoid any issues dealing with the buildablity of this lot. State statues allow public utility buildings on outlots. This will eliminate the need for an area variance and as mentioned earlier,questions regarding the buildability of the lot. Lot 2 meets all the minimum requirements of the zoning ordinance. The site has a row of trees that extends from the southwest corner to the northeast corner. Some of these trees were proposed to be removed as part of the Highover 1st Addition due to the development of the area. The replacement canopy was accounted for as part of the 1st Addition. Hence,no additional replacement is required. Due to the topography and the higher elevation of the surrounding lots in relation to the well site, staff obtained approval from the City Council to provide natural year-round tree screening to minimize views down on to the well site. The landscaping plan is estimated to cost approximately $15,000. In summary, staff believes that the proposed subdivision is well designed. Minor revisions will be required. We are recommending that it be approved with conditions outlined in the staff report. BACKGROUND On August 11, 1997,the City Council approved second reading of Rezoning#97-2 for property zoned RR to RSF for Highover. The Council also approved the final plat for Subdivision#97-1 for Highover Addition for 54 lots and four outlots subject to conditions. The City needed a site for a well/pump house. As part of the negotiation to purchase the site, the city agreed to process the platting of the site. PRELIMINARY PLAT The city is proposing to subdivide Lot 2,Block 4 into 2 lots. Lot 1 is proposed to have an area of 13,360 square feet and is proposed to house the city's well house. This parcel does not meet the minimum area requirements of the zoning ordinance. Public utility buildings are permitted on Highover 2nd Addition February 18, 1998 Page 3 outlots. To avoid any future questions regarding the buildabulity of this lot, staff recommends it be platted into an outlot. Lot 2 is proposed to have an area of 17,968 square feet and is proposed to contain a single family home. The lot meets the minimum area,width,and depth requirements of the Zoning Ordinance. The property is zoned RSF,Residential Single Family. The site is located north of Hwy. 5,east of Hwy. 41,south of Lake Lucy Road, and west of Highover Drive. Access to Lot 1 is provided via Highway 41 while Lot 2 is served from Highover Drive. The Health Department requires that the well be located in a position that would require a 50 foot setback from any property line. The proposed pad meets this requirement. Staff notes that the proposal is consistent with the Comprehensive Plan and the Zoning Ordinance. GRADING Minimum grading will be required to prepare for a pad for the well house. The driveway to the well house is proposed to follow an existing driveway. EROSION CONTROL The applicant will need to develop a sediment and erosion control plan in accordance with the City's Best Management Practice Handbook(BMPH). STREETS Access to the well site will be from Highway 41 via an existing driveway. According to the City's subdivision ordinance, direct driveway access onto a collector street should be restricted or controlled whenever feasible. Due to topographic constraints, staff believes there is no other feasible access point available to Lot 1. Staff is comfortable with this lot having driveway access onto Highway 41,as is MNDOT. COMPLIANCE WITH ORDINANCE -RSF DISTRICT Lot Lot Lot Home Area Width Depth Setback Ordinance 15.000 90' 115' 30' front/rear 10' sides Health Dept. 50' on all sides for well Highover 2nd Addition February 18, 1998 Page 4 Lot Lot Lot Home Area Width Depth Setback BLOCK 1 Lot 1 13,360* 138.61' 157' 50'on all sides Lot 2 17,968 130.91 142.29' 30'130' 10' TREE PRESERVATION/LANDSCAPING The tree preservation and landscaping of this site was addressed in the Highover 1st Addition. The plan has not changed and no additional canopy replacement is required. Due to the topography and the higher elevation of the surrounding sites in relation to the well site, staff obtained approval from the City Council to provide natural year-round tree screening to minimize views down on to the well site. The landscaping plan is estimated to cost approximately $15,000. STAFF RECOMMENDATION Staff recommends the Planning Commission adopt the following motion: "The Planning Commission recommends approval of the preliminary plat for Subdivision#98-2 for Highover 2nd Addition for 1 lot and 1 outlot, as shown on the plans received January 29, 1998, subject to the following conditions: 1. All areas disturbed during site grading shall be immediately restored with seed and disc- mulched or wood fiber blanket within two weeks of completing site grading unless the city's (BMPH)planting dates dictate otherwise. All areas disturbed with side slopes of 3:1 or greater shall be restored with sod or seed and wood fiber blanket. 2. Lot 2 is still subject to the approved landscaping plan for Highover 1st Addition. The well site is subject to the new landscape plan which will provide year round screening. 3. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Watershed District, MWCC, Health Department,PCA, DNR, Army Corps of Engineers, Carver County Highway Department and MnDOT and comply with their conditions of approval. 4. The applicant shall report to the City Engineer the location of any drain tiles found during construction and shall relocate or abandon the drain tile as directed by the City Engineer. Highover 2nd Addition February 18, 1998 Page 5 5. The grading and erosion control plan shall be in conformance with the City's Best Management Practice Handbook and the Surface Water Management Plan requirements for new developments. 6. Lot 1 shall be platted as an outlot,and Lot 2 shall be changed to Lot 1,Block 1,Highover 2nd Addition." ATTACHMENTS 1. Application and public hearing notice 2. Memo from Charles Folch,Director of Public Works,dated January 20, 1998 3. Reduced site plan of Well Site No. 8 4. Reduced plat dated January 29, 1998 g:\plan\sa\highover 2nd addn.doc CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION APPLICANT: (_,A-- C.N2)1\1- SCn .1 OWNER: e--16 I'Y�� C.(1 1/1 v7i ADDRESS: 40 \ic ADDRESS: ,10aV1n C'i1 S PA , / M 11l 5 c717 TELEPHONE (Day time) 9 2,-7 ( °1 O TELEPHONE: Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit Vacation of ROW/Easements Interim Use Permit Variance Non-conforming Use Permit _ Wetland Alteration Permit Planned Unit Development' _ Zoning Appeal Rezoning _ Zoning Ordinance Amendment Sign Permits Sign Plan Review Notification Sign X Site Plan Review' X Escrow for Filing Fees/Attorney Cost" (550 CUP/SPRNACNAR/WAP/Metes and Bounds, $400 Minor SUB) X Subdivision' TOTAL FEE $ `��ry 1I f-(;j 1 ��f>Jeer' A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Building material samples must be submitted with site plan reviews. 'Twenty-six full size folded copies of the plans must be submitted, including an 81/2" X 11" reduced copy of transparency for each plan sheet. Escrow will be required for other applications through the development contract NOTE -When multiple applications are processed, the appropriate fee shall be charged for each application. • NOTE - When multiple1Lapplications are processed, the appropriate fee shall be charged for each application. PROJECT NAME R46J1r Lv >�N�iTlon LOCATION 444PL(j'\ LEGAL DESCRIPTION Iee, P(1 • PRESENT ZONING R. J F REQUESTED ZONING �7 0,41 P. • PRESENT LAND USE DESIGNATION 1„-(7 1)+0—C/ /' -"\ . / ` REQUESTED LAND USE DESIGNATION 5(j y\r, P, REASON FOR THIS REQUEST .e4 7-)t t a c, I C1 - '��' ��� �1�P, (ne This application must be completed in full and be typewritten or clearly printed and must be accompanied by all informal and plans required by applicable City Ordinance provisions. Before filing this application, you shouldconfer with Planning Department to determine the specific ordinance and procedural requirements applicable to your application.. This is to certify that I am making application for the described action by the City and that I am responsible for comply with all City requirements with regard to this request. This application should be processed in my name and I am the pi whom the City should contact regarding any matter pertaining to this application. I have attached a copy of prool ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am authorized person to make this application and the fee owner has also signed this application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I furt understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to authorization to proceed with the study. The documents and information I have submitted are true and correct to the b of my knowledge. I also understand that atter the approval or granting of the permit, such permits shall be invalid unless they are recorc against the title to the property for which the approval/permit is granted within 120 days with the Carver County Record( Office and the origin .document returned to City Hall Records. 2 - 9� Signatyre of App)ic�ant/ Date r�• /t%✓J�a[fig✓►410/0ru � . em/ a- 3 9g i•• -ture of Fee Owner Date t Application Received on I A 1 qi \f,0 :- ; Fee Paid 1 A)(i f 1,OA Receipt No. LI\J • The applicant should contact staff for a copy of the staff report which will be available on Friday prior to I meeting. If not contacted, a copy of the report will be mailed to the applicant's address. NOTICE OF PUBLIC HEARING PLANNING COMMISSION Wednesday, February 18, 1998 at 7:00 p.m. jp City Hall Council Chambers :�1 . '. 111 690 City Center Drive sin SUBJECT: Subdivide Lot 2, Block 4, — Highover Addition into one I � r�! lot and one outlot "rte, APPLICANT: City of Chanhassen and �' E. Jerome Carlson ` X111 ,v', LOCATION: South of Lake Lucy RoadP,� and East of Highway 41 mi4V _ CT1 NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, City of Chanhassen and E. Jerome Carlson, are requesting preliminary plat to subdivide Lot 2, Block 4, Highover Addition into one lot and one outlot , Highover 2nd Addition, located south of Lake Lucy Road and east of Highway 41 . What Happens at the Meeting: The purpose of this public hearing is to inform you about the developer's request and to obtain input from the neighborhood about this project. During the meeting, the Commission Chair will lead the public hearing through the following steps: 1. Staff will give an overview of the proposed project. 2. The Developer will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses project. The commission will then make a recommendation to the City Council. Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Sharmin at 937-1900 ext. 120. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. Notice of this public hearing has been published in the Chanhassen Villager on February 5, 1998. DANIEL P ENBLOM 7010 CHES MAR DRIVE EXCELSIOR, MN 55331 WILLIAM JOHNSON 7060 CHES MAR DRIVE EXCELSIOR, MN 55331 PAUL YOUNGQUIST 7105 HAZELTINE BLVD EXCELSIOR, MN 55331 HARVEY BROWER 6951 HAZELTINE BLVD EXCELSIOR, MN 55331 JEROME CARLSON 6950 GALPIN BLVD EXCELSIOR, MN 55331 CITY of r ClIANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Don Ashworth, City Manager FROM: Charles Folch, Director of Public Works DATE: January 20, 1998 SUBJ: Approve Acquisition of Land for Water Supply Well No. 8; Authorize Preparation of Plans and Specifications for Drilling Contract- Project No. 97-4 Last spring,consistent with the Comprehensive Water Supply Plan, the City Council authorized test drilling exploration work to begin for the siting of Water Supply Well No. 8. The desired location for this new well was in the high pressure zone somewhere between Galpin Boulevard and Trunk Highway 41 north of Trunk Highway 5. Since the City did not own any property in this region which would also meet the criteria necessary for siting the well, the search began for a favorable site to acquire. During the summer of 1997, the Highover subdivision located immediately south of Lake Lucy Road and east of Trunk Highway 41 was platted and the construction of the improvements commenced. Since it is often times more feasible to integrate a well site in a developing neighborhood than retrofitting into an existing one, and given that this subdivision is located a desirable distance from Well No. 7, staff focused their efforts on locating a site within the Highover subdivision. The developer of the Highover subdivision, Mr. Jerome Carlson, gave the City permission to conduct test drilling exploration on the site to verify that indeed the geologic conditions were favorable for siting a Jordan aquifer well. The test boring, which was completed in September, indicates that the Highover site is a good location for a Jordan aquifer well. In November, staff received a price list from the developer indicating the marketing prices of all the lots in the development. Lot prices ranged from a low of$74,000 to a high of$144,000. The lot prices were higher than anticipated, therefore, staff began to brainstorm for alternatives within the subdivision. Using the criteria that the new well site should be in a discrete, accessible,and economical location, the focus narrowed to Lot 2, Block 4. This lot has a gross area of 31,300 square feet. It has been graded for a buildable pad on the eastern half of the lot fronting the new internal city street, with the western half containing a significant slope down to the Trunk Highway 41 right-of-way. The west half of this lot also has an old existing"field access" driveway from Trunk Highway 41. Based on the lot size, topographic features, and the existing access to Trunk Highway 41, it became apparent that Lot 2, Block 4 could be subdivided into two lots with the westerly (new created) lot to be purchased by the City for the well site. Don Ashworth January 20, 1998 Page 2 This scenario has some ideal characteristics being that the ground elevation for the well site would be some 17 feet lower than the home to be built on the eastern half of the subdivided lot, and the well site would have its own individual access from Trunk Highway 41, thus, keeping the well site as a separate, individual, and discrete feature from the rest of the subdivision. This proposal may require a variance to the well lot size being 13,300 square feet. Staff has also spoken to MnDOT officials who indicated that they would permit the existing field access to be improved to a paved driveway exclusively for the well house. Staff has met with Mr. Carlson on site to discuss the proposal and has received favorable response. Mr. Carlson has agreed to a purchase price for the subdivided lot of$30,000 plus agreed upon a landscaping plan for the well site which would provide natural year-round tree screening for the higher elevated adjacent lots which would have views down on to the well site. -The landscaping plan is estimated to cost approximately$15,000. As was done with Well No. 7 located in the Brenden Pond subdivision, the City would be responsible for administrating and the costs associated with subdividing Lot 2, Block 4. The Fund 710 (sewer and expansion) of the approved 1998 budget allocated $50,000 for purchasing the land for Well No. 8. With this proposal, the overall cost for the well site is anticipated to be some $30,000 to$35,000 less than acquiring and developing the least expensive existing lot in the development. In conclusion, it is believed that the splitting of Lot 2, Block 4 into two lots for which the westerly lot would be the location of new Well No. 8, is an ideal scenario since this would meet the three key criteria of,discreteness (new lot would be located in the least inhibiting area of the subdivision), good access (exclusive from Trunk Highway 41), and economical (nearly 50% of the cost of developing on an existing lot in the development). Therefore, it is recommended that the City Council authorize staff to initiate the subdivision of Lot 2, Block 4 into two lots, acquire the newly created westerly lot for Well No. 8 at a purchase price of$30,000 plus the agreed upon year-round landscape screening plan, all of which are conditioned upon obtaining an approved lot split of Lot 2, Block 4, Highover Addition, and be it further recommended that the City Council authorize Bonestroo & Associates to prepare the plans for the drilling contract portion of the project. jms Attachments: 1. Location Map. 2. Proposed Lot Split of Lot 2, Block 4. 3. Project Schedule. c: Anita Benson, City Engineer Phil Gravel, Bonestroo &Associates Jerome Carlson \`dsl\vol2'enecharlcs'cc\well no.8 land acq.doc BONESTROO ROSENE ANDERLIK 3 6126361311 01/21/98 15:14 51 :03 NO:7: • J s. Y U `Q m W ,- 0416,. z o mid, o m O • . °yam •• • \S. --.. .4))„..; • • Vim.' �.` �•-.. _`r`J. _ , ,``',.. /�Er On ! ` V r ~ 4` • f /. s .\ 1 Z -- ._.... /' `. .... •_..�. ,.'',.�,,` `, l� �� • ,1 o ............... F- N . 0 � d1 S ATTACHMENT NO. 2 BONESTROO ROSENE ANDERLIK 3 6126361311 01/21/98 15:14 5 :01 N0:733 dnr,etf , 4,sJr,Irk.w,.7 A,uru lint,Inc of.MI•4Ihnn.rnv.'.it hon•E,7u. Opnnrr.Ntrri.Crnpinver Bonestroo rnr.a r4•.r1, (itrn r Runytlrq.l.PE • lutCprl L.Aflt7crlrk.I'I •M•.y,n L. )iIV.V:1 PF - Nrrf.,.J C. rumor.Pr. -r}I nn N,f,u,,k.PC -Rohe.J t Sthun,crtt PC • terry A Dourdon Pi Rosene Rob..rf W.Ituten.•.PE. Sut..n N hln.Ln C.PA t,.n,n/lunfult.Int% Anderlik & A'so,"dr Prim-waitHnt..,nl n 5ar.fonl.PE.- cell,, CO/ClanPr •Kul,. ,t p.Preffenr,Pt • R.rn.w.1 W(utter,PF •15.,tn4 U.Latkot.•,PC.•RnCQrt C.Ruliek A I A •M.uk A.H II M.ch.u•I t.A an'C Pk auun.nn VI' • G7tl K.fietr5,rE.•Kemeth p An02rwn PF •Mark R.Refill.CC.. Associates S.dnry P Wdli.,rntnn Ph I.5.•ROberr t cotim,th Offices.St.P.ud,!MC1125let,Wdlmor and St.(loud.MN•M.Iw..lukep.WI Engineers & Architects January 21. 1998 Mr. Charles Folch City of Chanhassen 690 Coulter Drive, PO Box 147 Chanhassen, MN 55317 Re: Well No. 8 Site Plan City Project 97-4(1) Our File No. 39348 Dear Charles: Attached for your review is the latest revision to the proposed lot split for the possible well #8 site. This revision reflects the changes that we discussed at our recent site meeting. The residential lot has approximately 17,980 square feet and at least 125 feet of depth at all points. The standard lot easements would apply to this lot including a 10-foot easement on the line between the residential lot and the well site lot. The well sit lot has approximately 13,360 square feet. The standard lot easements should also be included with this lot. If the City reaches an agreement with Mr. Carlson, a formal plat should be prepared to accomplish the split. It may be beneficial to include Lot 1 in the new plat to make lot numbers more clear. It would really be nice if it would be possible to amend and resubmit the original Highover plat. We would also want to work with Mr. Carlson on the grading, restoration, and building plans for the site. A possible schedule for the project is shown below. Note that the well drilling will not be completed until July 1998. Begin Well Plans and Specifications February 9, 1998 Approve Well Plans and Specifications March 9, 1998 Award Well Bids April 13, 1998 Begin Well Construction April 20, 1998 Prepare Pumphouse Plans May-June 1998 Approve Pumphouse Plans June 22, 1998 Award Pumphouse Bids August 10, 1998 Complete Well Construction October 23. 1998 Begin Pumphouse Construction October 26, 1998 Complete Pumphouse Construction June 1999 2335 West Highway 36 • St. Paul, MN 55113 • 612-636-4600 • Fax: 612-636-1311 BONESTROO ROSENE ANDERLIK 3 6126361311 01/21/98 15:14 5 :02 N0:7] Mr. Charles Folch January 21, 1998 Page 2 Some of the landscaping work could be completed this spring along with the well drilling. This would help get the trees established and provide some screening for the adjacent lots. Feel free to contact Dick Foster or me if you have any questions or require any further assistance. Sincerely, BONESTROO ROSENE ANDERLIK AND ASSOCIATES ''`{\111- 119.4 Phil Gravel, P.E. Attachment cc: Mr. Jerome Carlson Instant Web 9751 Powers Boulevard Chanhassen, MN 55317 I • . -: . . \ -.. . / /1� I ` L ` t , \` 0 \ \ I • , \\ 4 / / /i 1.;.irr:;'•i,- i `\. \ \ \ \ \ \ / K / \� w , -1 \ \ \ 1\ . � I--:':X ` ' _ \ \ \ '\\ " , \ \ / \ ` , " " / , /, , c / f / 'R� P.05 'R• 'TY - //;-.•*\\(:) \ ....': ‘t\k 1 / / ://, ,C;.) / ;;"•/I / .\\, ' \ , t i .1 t W; . 1 j :". • , ?0 te r\ \ BUILDING SE ' •CK LINE 1 0 r r`i' G. � r .� � / --,5-, /in. I/-3.,---• Z / • �1 h Fk • /1 / . 2 400..,.....,....- �tv / `+}'•.,, T Q� r1r ( �fj��O f2 ( //%< t \ r j 1/ REMAINING LO AREA = • 7980 SQ. 88 ,; t .,7r N.‘. <<, PUMPHOUSE LOT'AREA j133.. •iFT 1 \ O' q- I' : 1 I / I :'i'J- it r s .,\ O i i ' / %Vii: ,' / '�`�\ • ,f I I i / • ii' f/II• / ,L 'N I , { i i i /;' / i/ �� I it `f• �t f\ ,' 'N. . t \ `` .\\ \ `tip �—���� �-- 1 CIT OF CHANH SEN/ •POS IBLE WELL • : SITE PRINTED 1/16/98 , N • 1 i 0 40 80 • • I . i Scale in feet 1 PRELIMINARY SITE/ GRADING PLAN o . o ; 8 Ol °Irgi .1 # •i fi a 3 U 4 44 Q ]( i.. S ., 1 z5 L:i ky ,'• S !1it ! Ji ! ! tJIii ! 211. E iwpia i S t3 $ t �44 £ 1 ale ' _ m• , �� s pl s t m' I. ...I g §.: 11 Ei flu 11 I 144 3 SZ =a U ! 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( f:, : .. ;, -:. is ii I c. \ ` �Y•', - -` -`... i I i` '` , ' ' i' ,ili\ za -N-••>•:•-•••.•_-..." -"\k• � r f E O /` .'�^`ate'`'`,^`-0 :.�-Y-fit - `^.•-J-tip, �11p {. 1 r ,,,,,_,1 I H • 1 { 1 {i J 6 i J § f1a 0 tt is; . rr> T9--- 111 Fi'1 . 1. fig I al I ! li 5; . AI I LT..---- =-- 1.�, o f I 1 °�hz Vi 1 ill 3 NOW f t LI 3 ^ •♦ I r # g 7 = g " ! ! s� 3 "i i .�2 erten/ gri. 16 c S; S K S R U A S R F z;: X & ittifl 6 n : zt.� N s ?;S d 8 i i d ■8R U �: yrl aIn s 3R ! 0 z , 101 CITY OF MEMORANDUM CHANHASSE11 TO: Kate Aanenson, Planning Director ity Center Drive,PO Box 147 FROM: Todd Hoffman, Park & Recreation Director anhassen,Minnesota 55317 Phone 612.937.1900 DATE: February 11, 1998 genera/Fax 612.937.5739 ;ineeringFat 612.937.9152 SUBJ: 1998 Trail Projects 1k Safety Fax 612.934.2524 b wwucci.chanhassen.mn.us On January 21, 1998, the Planning Commission reviewed the city's 1998 trail project, specifically looking at the alignments for all six trails. Upon commission review and public comment that evening, the commission approved four of the six alignments. The Highway 7, Great Plains Boulevard (South of Highway 5), Bluff Creek, and Pioneer Trail/Great Plains Boulevard trails were approved. The Galpin Boulevard and Powers Boulevard trails were tabled for further review and refinement. Generally, members of the Galpin Boulevard neighborhood and the commission wished to see the Galpin Boulevard trail extended north of Lake Lucy Road. The discussion on Powers Boulevard generally revolved around the desire to see the trail moved away from the townhomes and row of pine trees south of Kerber Boulevard. Additional issues were also raised during the public comment portion of the meeting and were documented in the commission's minutes. On January 27, 1998, a revised recommendation for Galpin and Powers Boulevard was presented to the Park & Recreation Commission. This recommendation responded to the public input and commission direction received at the January 21S` Planning Commission meeting. A copy of the Park & Recreation Commission staff report is attached. On that evening, the Park& Recreation Commission acted to recommend that the Galpin Boulevard trail be extended north of Lake Lucy Road and directed staff to move the Powers Boulevard trail away from the townhomes south of Kerber Boulevard to a location generally outside of the existing split rail fence. The decision on which side of the road the Galpin Boulevard extension would be placed was tabled until the night of February 4th On February 4th, the Park & Recreation Commission conducted a site visit of the Galpin Boulevard trail alignment prior to convening their meeting in the City Council Chambers. That evening, the commission unanimously recommended a west side trail alignment on Galpin Boulevard from Lake Lucy Road north to Pheasant Drive. Plan sheets depicting these new alignments are being prepared for presentation to the Planning Commission next Wednesday. :ity of Chanhassen.A growing community with clean lakes,quality schools,a charming downtown,thriving businesses,and beautiful parks.A great place to live,work,and plan Ms. Kate Aanenson February 11, 1998 Page 2 RECOMMENDATION It is recommended that the Planning Commission approve the Galpin Boulevard trail alignment on the east side from Highway 5 north to Brinker Street, then crossing to the west side and continuing north to Pheasant Drive. [Note: The termination at Pheasant Drive is a change from Mayflower Drive.] Furthermore, that the Powers Boulevard trail alignment be approved on the east side from Saddlebrook Curve north to Holly Lane. ATTACHMENTS 1. Park & Recreation Commission Report dated January 22, 1998 \\cfs l\volt\park\referen\pereport2-18.doc • • CITY OF MEMORANDUM CHANIIASSEN TO: Park & Recreation Commission City Center Drire,POBox 14 7 FROM: Todd Hoffman, Park & Recreation Director "/ dUIMSSen, tIinnesot,55317 Phone 612.937.1900 DATE: January 22, 1998 general Fax 612.9375739 gineeringFax 612.937.9152 SUBJ: 1998 Trail Project; Continuation of Review and Discussion, Galpin Vic.S.If r Fax 612.9312524 Boulevard Trail and Powers Boulevard Trail On January 20, the Park & Recreation Commission tabled action on the review and recommendation for the Galpin Boulevard trail and Powers Boulevard trail. That evening, upon conclusion of staff presentations and extensive public comment, the commission took the following action: 1. Galpin Boulevard: Tabled until January 27 to allow additional information to be gathered and presented to the commission and public. The specific request of the commission included analysis of the following: a. In lieu of starting the trail near Highway 5 and progressing north to Lake Lucy Road, what are the implications of starting the trail from the north near the city limits and proceeding on a southerly construction route,perhaps to Longacres Drive? Note: This request is in response to a staff recommendation to delete the section of trail north of Lake Lucy Road to reduce the overall project budget and the resulting public testimony in favor of this section of the trail. b. Regarding the project budget for the Galpin Boulevard trail, what cost savings would be realized by deleting either the north end (north of Lake Lucy Road) or the south end(south of Longacres Drive)? c. What are the current and future implications of both these options? d. What are the variables in both the east and west side trail alignments north of Lake Lucy Road? e. The commission also requested an analysis of the trade-offs that would be encountered under these scenarios and a presentation of funding alternatives. Park & Recreation Commission January 22, 1998 Page 2 Powers Boulevard: Tabled until January 27 to allow additional information to be gathered and presented to the commission and public. The specific request of the commission included analysis of the following items: a. Can a guardrail be installed in selected areas south of Kerber Boulevard and north of Butte Court allowing the trail to be constructed closer to the road? b. To reduce the encroachment on dwellings in this same area, can the trail be less than eight feet wide? If this was the case, could the trail still be cleared for winter use or would it have to be closed during the winter? Staff and project managers from Howard R. Green are currently preparing responses to these inquiries for presentation on Tuesday evening. A preliminary project budget will also be presented that evening. Budget limitations and potential auxiliary sources of funding will also be discussed. ATTACHMENTS I. Public Notification Letters c: Mayor and City Council Planning Commission Don Ashworth, City Manager Todd Gerhardt, Assistant City Manager Kate Aanenson, Planning Director Anita Benson, City Engineer Dave Nyberg, H. R. Green Company g:lpark\thgalpinpmccrsprc I-27.doc January 22, 1998 CITYOF Dear Powers Boulevard Area Resident: CHANHASSEN On January 20,the Chanhassen Park& Recreation Commission formally reviewed the city's Cir,Ce;uerDriae,P0Bo.�1 t- 1998 trail project. Upon conclusion of staff presentations and extensive public comment,the commission took the following action: '.rnhas;en,,Ili;nre,ota 55317 Phone 612.937.1900 1. The Highway 7,Highway 101/Connection,Highway 101/Pioneer Trail and Bluff Creek general Fax 612.937.5739 trails were approved as presented with a recommendation for construction being gineeringFax612.93.7.9152 forwarded to the city council. ,,S ah;•Far 612.93-1.2524 2. The Powers Boulevard trail discussion was tabled until January 27 to allow additional "''"' information to be gathered and presented to the commission and public. The specific request of the commission included analysis of the following items: a. Can a guardrail be installed in selected areas south of Kerber Boulevard and north of Butte Court allowing the trail to be constructed closer to the road? b. To reduce the encroachment on dwellings in this same area,can the trail be less than eight feet wide? If this was the case,could the trail still be cleared for winter use or would it have to be closed during the winter? 3. The Galpin Boulevard trail discussion was also tabled until January 27. The January 27 commission meeting is being held in the City Council Chambers at City Hall. The meeting starts at 7:30 p.m.; however,this item will be heard after 9:00 p.m. This is your opportunity to comment on the 1998 trail project alignments prior to the Park & Recreation Commission making their recommendation to the city council. If you cannot attend this meeting and wish to forward written or verbal comments,please do so to the attention of the City of Chanhassen. If you desire to speak to a staff representative of this project,please contact Dave Nyberg at Howard R. Green Company at 644-4389 or me at 937-1900 ext. 121. Sincerely, Todd Hoffman Park& Recreation Director .c: Mayor and City Council Planning Commission Don Ashworth,City Manager Todd Gerhardt,Assistant City Manager Kate Aanenson, Planning Director Anita Benson,City Engineer Scott Harr, Public Safety Director Dave Nyberg, Howard R. Green Joel Jamnick,Campbell Knutson Associates park'releren pen,eriI-2-.doe l'::, ;'f'1•..,1,,,;, - -- - .... •'•• • . CITY OF January 22, 1998 CHANHASSEN Dear Galpin Boulevard Area Resident: 690 City Center Drive,PO Box 147 Cl.url,,u_e,r,Minnesota 5531- On January 20, the Chanhassen Park& Recreation Commission formally Phone 612.937.1900 reviewed the city's 1998 trail project. Upon conclusion of staff presentations and General Fax 612.937.5739 extensive public comment, the commission took the following action: Engineering Fix 612.937.9152 P,-G!'i<c(ti Fax 612.934.2524 1. The Highway 7, Highway 101/Connection, Highway 101/Pioneer Trail and Bluff Creek trails were approved as presented with a recommendation for construction being forwarded to the city council. 2. The Galpin Boulevard trail discussion was tabled until January 27 to allow additional information to be gathered and presented to the commission and public. The specific request of the commission included analysis of the following: a. In lieu of starting the trail near Highway 5 and progressing north to Lake Lucy Road,what are the implications of starting the trail from the north near the city limits and proceeding on a southerly construction route, perhaps to Longacres Drive? Note: This request is in response to a staff recommendation to delete the section of trail north of Lake Lucy Road to reduce the overall project budget and the resulting public testimony in favor of this section of the trail. b. Regarding the project budget for the Galpin Boulevard trail, what cost savings would be realized by deleting either the north end (north of Lake Lucy Road) or the south end(south of Longacres Drive)? c. What are the current and future implications of both these options? d. What are the variables in both the east and west side trail alignments north of Lake Lucy Road? e. The commission also requested an analysis of the trade-offs that would be encountered under these scenarios and a presentation of funding alternatives. 3. The Powers Boulevard trail discussion was also tabled until January 27. Galpin Boulevard Area Residents January 22, 1998 Page 2 The January 27 commission meeting is being held in the City Council Chambers at City Hall. The meeting starts at 7:30 p.m. This item will be heard after 8:30 p.m. This is your opportunity to comment on the 1998 trail project alignments prior to the Park & Recreation Commission making their recommendation to the city council. If you cannot attend this meeting and wish to forward written or verbal comments,please do so to the attention of the City of Chanhassen. If you desire to speak to a staff representative of this project, please contact Dave Nyberg at Howard R. Green Company at 644-4389 or me at 937-1900 ext. 121. Sincerely, Todd Hoffman Park& Recreation Director TH:k c: Mayor and City Council Planning Commission Don Ashworth. City Manager Todd Gerhardt, Assistant City Manager Kate Aanenson, Planning Director Anita Benson, City Engineer Scott Han, Public Safety Director Dave Nyberg, Howard R. Green Joel Jamnick, Campbell Knutson Associates ciany documenis`galpin I-27.doc LAND USE Introduction The Metropolitan Land Planning Act requires local governments in the seven-county metropolitan area to develop comprehensive plans. The act also requires the Metropolitan Council to review the comprehensive plans of local governmental units to determine: • conformity with metropolitan systems plans; • consistency with other adopted plans of the council; and • compatibility with each other The comprehensive plan was last updated in 1991 and included a request for Metropolitan Urban Service Area expansion. In 1997, the Metropolitan Council completed the Metro 2040 Policy Framework which directs the growth strategies for the seven county metropolitan area. This policy framework states that based on current growth projections, the City of Chanhassen will be within the Metropolitan Urban Service Area by the year 2020. It is the intent of this plan to be consistent with the regional system plans while providing a vision for ultimate build out of the physical development of the community. The basic development concept under which this plan has been formulated is best stated by the overall goals and policies it contains. These goals and policies are explored in detail elsewhere in this Plan. In general terms, the Chanhassen Comprehensive Plan has evolved under a number of premises: • That the City provide a residential environment which accommodates diverse income levels and housing style preferences. Single family detached housing and related neighborhoods will, however, continue to be the dominant land use and housing type. • That the community contain a well-rounded mix of developments which provides employment opportunities as well as consumer goods and services. • That there is a belief that the mix of uses experienced in Chanhassen in 1990 provides a quality lifestyle and is representative of the preferred land use mix into the future. • That development be consistent with the preservation and enhancement of significant natural features and aesthetic amenities. 0 ill LL. Ent 0 0EJ1 >'' = n a n U 0 0 a \b. WV 0 AI 1�oa liD u) c Ila: A NI MD ,- i C!) b, C C C O • r. O a p O N. E _O . , m O- dildrz. IS .....AIIIIW v0 O LUQ o - O C � m o -0 4. , d a O ' o :::z::::.:.. .:.::::: :•:•:.:::L: ..t.:iiali:i:i ist " .... . ... 0 .. .:::.:.:.:.:.*::.:.. . .. = ... .. . 0 Ilit 2 `t) . a7,1 c L • L c C U a , 0 i Metro 2040 Regional Growth Strategy MI Urban Core St , M. Urban Area —-----P M. Illustrative 2020 MUSA* -°°T-. a Urban Reserve ae,..e - Rural Growth Centers Permanent Agricultural Area Permanent Rural Area . A O (A �..�.,.. L' ► - ^/ r .. -` ` .;..'z , :, ��„,.• 1. s:......,..w 2000 MUSA Boundary(as of 1995) i % •• .. Fixer E.ieTK. '*� .. . 2040 Urban Reserve Boundary ,1. `t-' ••.4 ' N / • i Municipal Boundary o„m t ' �� 01...Mawr'IF, . � Gin . . r rI County Boundary % ;� .b. �,;;, _, 11. INGTON / Major Highways !, : '.�. [ ` 7 Lu. t,.. fav \ 'ti.'. 1 3 i�ett'-.• GeeN.4 SI `\, }. g"E ia''IL�+• , SNAab lry. * The official 2020 MUSA ' �'` . _ y ",B„r. _ (i1. will be determined by local !• t4FN. ''.,1. a 4 g,, .'" 4.: �—,° ` �.' governments and the Council C 1, q,`� i ,' z-, ,. 3s part of the 1997-98 �. ' :„. l� om rehensivePlannin '-'...`:*-A. "°4` - � �. P g ,..r- �.•'.•, o•In — s _ ; T le-,t, process. '" i r ---- :-..- I PYr� -, 12zpip YY j a.#a • r ' .. '... : ' .-.164,,''. - i .://:.''''''' ' •'''.-• •-\7'11,..: r - ..-,,, . 1 i.---7-'7t-c:J., '%`. L' 1 1 . '2--..: IM- I•,.• . 4.....} /.Vj. _ 1, �. i ;' .�' ' "'' �_.. �. � ,�':. ye. ( Null '''r''' (swe+'.0 = 1.4600..11.1.. I. - .....t Pai ` GSR • R � ' / �: vl., 1 tc.r.Anmu 1..9 a•,,,,,,.. ! ‘. L. rs-r __ ' !Mt& : .,-- 1. . I 7-turntan t 1 Sa„tl •t. • C. ; s feet' C7:7; \ .. ` ,,\:...........��0 v , j ..4\-.- '-: t=f- r -.. .11 f s ,� • R� v SCOTT "• • ■, ,..p. � l.:.„_,..P Nana Tory. CLT.q. L•.<.7.. C.,.wi;.v r,"° N [ . . . + 444 AA Metropolitan Council 5 0 5 10 15 Miles Geographic Information Systems December 19, 1996 Local Planning Handbook May 1997 9 3 Land Use 02/12/98 Page 2 • That this comprehensive plan, coupled with the support of the people of Chanhassen, its elected officials, and staff be utilized as a basis for future decisions on growth within the community. The city has made three significant changes to the comprehensive plan since its adoption in 1991. In 1994, the city adopted the Surface Water Plan. This plan guides the water quantity and quality issues in the city. In 1995,the city approved the Highway 5 Corridor Study which recommended certain land use changes along the Highway 5 Corridor. The Bluff Creek Watershed plan was approved in 1997. This plan recommends land uses in the Bluff Creek Watershed and the southern area of the city. DEVELOPMENT INFLUENCES Map - Development Influences The Metro 2040 Policy Framework is one of the guiding principals for determining the development of the city. The City of Chanhassen has the ability to implement this strategy through its land use and zoning control. The growth of the Twin Cities metropolitan area and particularly the southwest portion of the area will continue to strongly influence development in Chanhassen. Over the past two decades, the southwest portion of the Twin Cities metropolitan area has experienced significant new development partially in response to the existing transportation network and the diverse topography and scattered lakes which make the area visually attractive. Chanhassen is surrounded by major industrial/office centers in Minnetonka, Eden Prairie and Chaska. Minnetonka and Eden Prairie's supply of industrial land, to satisfy large scale users, is rapidly diminishing. Chaska has an active industrial area which has extended and wrapped around a portion of Chanhassen's western boundary. The lack of land in adjacent communities has contributed to the demand for industrial land in Chanhassen. The Metropolitan Council has made the following forecasts for household and land supply and demand. Regional 1990 1995 est 2000 2010 2020 Households 875,000 945,000 1,005,000 1,140,000 1,275,000 Employment 1,285,000 1,390,000 1,515,000 1,710,000 1,800,000 Population 2,900,000 2,450,000 2,600,000 2,850,000 3,100,000 Land Use 02/12/98 Page 3 Chanhassen 1990 1995 est 2000 2010 2020 Households 4,016 5,198 6,300 9,500 13,500 Employment 4,605 6,538 8,000 10,150 10,600 Population 11,732 15,231 17,900 25,000 34,500 Community Land Supply and Demand Estimated Vacant Land Estimated Land Demand Additional MUSA 1995 1995-2020 Needed 1995-2020 Total in MUSA Total in MUSA 5,188 3,209 4,614 4,614 1,406 Community Housing Mix and Residential Density Assumptions Percent of Percent of Single Percent of Multifamily Overall Land in Single Family Multifamily Density Units Density Densityand other per acre Avg. Residential Family of'90 and Units per Use Housing Units per Housing '80 to 1990 acre acre Avg.of 1990 only '90 and '80 to 1990 Current and 55% 82% 1.6 18% 10.7 1.7 Recent Trend 1995-2020 55% 61% 2.3 39% 10.0 3.3 Growth Assumptions * Current single family and multi-family density figures are the average of 1990 density and the density of development occurring between 1980 and 1990. The overall density is the 1990 density only. **All 1995-2020 growth assumptions apply only to the added growth The City of Chanhassen through its own detailed analysis differs with some of the forecast assumptions by the Metropolitan Council. The city concludes that the projected employment numbers are currently too low, therefore, the 2020 forecast is also low. The additional area needed for MUSA expansion between 1995-2020 is also too low. Based on the comprehensive study of land absorption and available acres, this number should be 3,556 gross acres of residential land use. The 39% multi-family is slightly high. This is based on the rationale that the city has already approved a significant number of plats that are developed at the low density range. These approved lots will take until the year 2000 to absorb. The city has demonstrated that in the future MUSA expansion area(years 2000-2020), this number can be achieved and would be 41%. Residential development has also been influenced by the southwest area's general growth trend. Chanhassen's residential building permits totaled 48 in 1980. By 1990, there were 197 � ��Illlll00110111111111111111111111„„1„1„1il„Ilbou.:CI; 1)3) $� : � co IC 4., a-coio n E ° 6 c � c1111L.1 L '��C th(n V 1101111111111111/ffil oily' O J (d o J '� \ IllinalliNNIMEN.-- i; ,1IIIIIIIIIIIIII E NIII v !!pl - c m U c (0 � > i a N O 0 N co co nr•- O o O ^ CD > 3 Y a d (6 C a g T N C a a E 7 V Ql th C Q 3 0 J m U o 'O O o U Q> W/O p Ca _ CO E 111111111111111111.11 — °- Iv T 0 O " a NON =11,2 L) 4/// cc e pNYCaJ 41461cil N th o 0 EL v x_ E \ d f co co U C Q) 0 d a- h .s.- (V Ca a Land Use 02/12/98 Page 4 residential permits. The city's total residential building permits grew to 478 in 1995. In 1995, the city issued more permits for multi-family dwelling units than for traditional single family homes. The city estimates that the average number of building permits over the next 20 years or the ultimate build out will be approximately 300 per year. All land use categories are influenced by the availability of transportation facilities. Chanhassen and the remainder of the southwest area are served by an extensive roadway network and have convenient access to airport facilities. Flying Cloud Airport in Eden Prairie provides general aviation service for business customers and private recreational pilots. Planned improvements and improvements currently under construction promise to improve roadway access to Chanhassen. By 2002,TH 5 will operate as a four-lane facility from Powers Boulevard to State Highway 41. COMMUNITY ASSETS AND LIABILITIES In 1996, the City Council,members of the Planning Commission,Park and Recreation Commission, Public Safety Commission,and city staff met to discuss a strategic plan including strengths and weaknesses of the city. The strengths and weaknesses that were discussed include the need for housing diversity, long term capital improvements for public facilities and infrastructure, growth management,balanced tax base between residential and commercial/industrial, encouragement of additional industrial land use, provide for additional park and open space opportunities, and management of natural resources. These issues reflect the same community assets and liabilities identified in the 1991 comprehensive plan. COMMUNITY ASSETS All or part of ten lakes and numerous ponds and over 350 wetlands lie within Chanhassen. Bluff Creek runs the entire length of the city and there are numerous bluffs and wooded areas. Collectively,these constitute one of the community's most notable assets. Chanhassen has a number of parks dispersed throughout the community. These facilities coupled with public and semi-public uses such as the Minnesota Landscape Arboretum and the Lake Minnewashta Regional Park provide recreational facilities to meet their active and passive recreational needs. Chanhassen has an identifiable downtown area which is an asset lacking in many suburban communities. The area provides a variety of goods and services as well as employment opportunities. The city also has a strong industrial employment sector. Both areas have seen intensive development and growth in the 1990s. As the city continues to evolve and more households are created,the demand for commercial services increases. The industrial sector has added 600,000 square feet since 1995, making the employment in the city nearly 8,000 jobs. Major employers include Rosemount, Inc., Pillsbury Bakery&Food Service, DataServ, The Land Use 02/12/98 Page 5 Press,Instant Web, and United Mailing. Industries include printing, medical products, industrial controls, baked goods and bulk mailing. Chanhassen is currently undergoing a period of urbanization. The population of the community has continued to grow at rate of about 1000 people per year. Despite this growth and the corresponding influx of new development, the city still maintains much of its original character, a trait which most new residents consistently mention as a reason for locating within the community. By ensuring that future developments contain adequate open space areas, Chanhassen should be able to maintain the type of open environment that it now enjoys. COMMUNITY LIABILITIES Land costs continues to be one of the major impediments to development in the city. The price not only effects commercial and industrial development but the ability of developers to provide affordable housing. Ensuring that the land supply in the Metropolitan Urban Service Area is not unduly restricted should help land price for reaching overly inflated prices. When viewing a map of Chanhassen's present transportation network, it appears to provide an adequate means of moving traffic into and out of the community. On the ground,however, problems with the system quickly become evident. The most notable problem is the existing heavy traffic volumes which cause major arterials to become congested at peak times. Planned highway improvements will substantially contribute to the solution of this problem. Future road improvements will have an impact on the city's ability to expand and develop. There are several landowners in the city that are holding large tracts of land from development in the existing MUSA. These stakeholders have the ability to retain large estates whether they be private individuals or institutions. This land accounts for approximately 475 acres that will not be developed in the next 15-20 years. EXISTING LAND USE Chanhassen comprises a total of 23.78 square miles or 14,760 acres. Lakes and rivers constitute 11%of the city or 1,573 acres. The land uses proposed for the year 2020 have accounted for those areas that were previously unguided or left vacant. Chanhassen's 1980 Comprehensive Plan contained a MUSA line alignment that was prescribed by the Metropolitan Council in 1976. The line was intended to define the limits of growth up to the year 1990. In 1986,the City of Chanhassen signed an agreement with the Metropolitan Council and Metropolitan Waste Control Commission for the construction of the Lake Ann Interceptor sewer line. A condition of that agreement was a change in the target date of Chanhassen's MUSA line expansion from 1990 to 2000. This proposed comprehensive plan intends to guide the city to its ultimate build out which will be in the year 2020. Land Use 02/12/98 Page 6 The following is a comparison of the land use designation in 1980, 1991 and proposed 2020: 2020 Comprehensive Plan 1991Comprehensive Plan 1980 Comprehensive Plan LAND USE ACREAGE PERCENT ACREAGE PERCENT ACREAGE PERCENT Commercial 204 1% 295 2% 147 1% Office/Industrial 1291 9% 1181 8% 443 3% Office 117 1% 74 0.5% 0 0% Parks/Open Space 1707 12% 2,509 17% 1.919 13% Public/Semi Public 1108 8% 1181 8% 1,181 8% Residential-Large Lot 2247 15% 1624 11% 0 Residential-Low Density 5615 37% 4723 32% 4,576 31% Residential-Medium Density 562 4% 590 4% 147 1% Residential-High Density 202 1% 221 1.5% 0 ** Mixed Use 134 1% 148 1% 0 *** Vacant 0 0% 1328 9% 4,871 33% Undevelopable(Lakes/River) 1573 11% 886 6% 1,476 10% Total 14,760 100% 14,760 100% 14,760 100% * large lot residential is combined with low density ** high density residential is combined with medium density residential *** mixed use was not a land use designation in 1980 RESIDENTIAL DEVELOPMENT The first recorded residential plat within what is now the City of Chanhassen occurred in the Lake Minnewashta area in 1884. Since that time, a significant amount of residential growth has taken place. Housing development over the years continues to be strong in the city. The city reached a peak of housing permits in 1995 with 478 housing building permits issued. In that year, there were more multi-family permits issued than single family detached housing permits. Land Use 02/12/98 Page 7 BUILDING PERMITS I 500 - 450 400 350 'I) 300 '5 250 200 150 100 50 0 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 YEAR The housing types have slowly been moving away from the dominance of the single family detached housing unit. While development patterns of the past will make single family detached the dominate housing type in the city,the proposed future land use for housing provides for a variety of housing types and densities. The city supports life cycle housing,meeting a variety of housing needs. PROJECTED RESIDENTIAL MIX Market conditions constitute one of the strongest individual influences on housing type. Energy costs, financing costs, material costs, land prices and inflation, and interest rates have significant impacts on buyer preferences. In order to forecast a reasonable future housing composition, density classifications must be defined. Since housing types are difficult to forecast, the Chanhassen land use plan will focus on density rather than specifying housing types. This is intended to provide flexibility in the development process to accommodate changes in housing styles. Four residential density categories are used in the Comprehensive Plan. Residential -Large Lot(R-LL) Developments within this category are likely to be either large-lot estates or rural, agriculturally -oriented dwellings. Large-lot residential is presently found generally south of Lyman Boulevard. Other areas of large-lot residential exist north of TH 5 along Lake Lucy Road and south of TH 5, east of Galpin Boulevard. Land Use 02/12/98 Page 8 Large-lot residential developments are subject to a minimum lot size of 2.5 acres with an overall density limitation of one unit per ten acres. New large-lot residential subdivisions proliferated in 1987 immediately prior to enactment of a one unit per ten acre density limitation in the zoning code. Due to the current density restriction, major expansions of the R-LL use category are not expected. The only means by which new lots can be created is from clustering 2.5 acre lots at a gross density of 1 home per 10 acres. Thus,the number of potential rural residential lots has been greatly reduced. For projecting land demand, an average of 0.4 net units an acre was used. Residential -Low Density(R-L) The predominate type of development within the residential low density category is single-family detached housing. Net densities within this category range from 1.2 to 4.0 units per acre. For projection of land demand, an average net density of 2.42 dwelling units per acre will be used in this plan. Residential - Medium Density(R-M) The medium density designation is intended to accommodate multiple units including duplexes, townhouses and lower density apartments. A net density range of 4.0 - 8.0 units per acre is covered by this category with an expected average net density of 6.0 units per acre. Residential -High Density The high density category which includes units with a maximum net density of 16.0 units per acre accommodates apartments and higher density condominium units. Within this category, an average gross density of 100 units per acre has been used for projection purposes. INDUSTRIAL DEVELOPMENT Chanhassen has the historical development pattern that is of an agriculturally oriented community. Until the mid 1970's, a feed mill was located within the downtown area. As the community grew and the feed mill was displaced by other uses, the city shed much of its agricultural image assuming more of the role of a metropolitan suburb yet retaining much of its original rural flavor. Prior to 1980, Chanhassen did not have a significant industrial base and employment opportunities were located primarily outside of the community. In 1980,nine locations existed within the city which were classified as industrial: the BMT Company, M. A. Gedney Company, Apple Valley Red-E-Mix, Statewide Auto Salvage,the Moon Valley Gravel Company, Instant Web, Animal Fair, The Press, Inc., and businesses in the first phase of the Chanhassen Lakes Business Park. Land Use 02/12/98 Page 9 From 1980 to1990, industrial expansion continued to occur. The community became the home of corporate offices for Rosemount, Inc. and Pillsbury. Approximately 1,200 people are employed at the Rosemount facility alone. Both of these businesses, as well as several others, established campus environments containing large areas of open space. Since 1995,the city has added 600,000 square feet of office/industrial uses. Based on a comprehensive employment study by the city in 1997, there is currently 8,000 jobs in the city. The Metropolitan Council estimates that there were 6,538 in 1995 and will be 8,000 jobs by the year 2000. The city believes these numbers are low. The city has documented 470 businesses that have approximately 8,000 employees. Of the 470 businesses, 185 are home based. The city believes the number of home based businesses will continue to grow. The city will ultimately have 1,291 acres or 9%of its 2020 land use industrial/office guided property. The proposed area for office industrial expansion includes the area south of Lyman Boulevard adjacent to the City of Chaska and north of TH 169/212 in the southern portion of the city. With the proposed MUSA expansion, there will be an additional 205 acres of industrial office guided property. Currently,the city has only 80 acres vacant industrial property. Based on current industrial development,the industrial land supply should last until the year 2005. There is approximately 250 acres of vacant land(not platted). Based on the proposed MUSA staging plan, there will be 105 acres included in the year 2005 and another 105 acres in the year 2015. For projecting land demand,the following assumptions were used; net area x 0.9 (for right-of- way) x .25 (for floor area ratio). COMMERCIAL The City has maintained a long standard policy of directing commercial development into the Central Business District. Chanhassen is rather unique among suburban communities in that it has historically had and maintained an active downtown business community. In recent years, there has been substantial public and private investment in furthering development in this area and there is no desire on the part of the City to see that effort diminished by the construction of commercial centers oriented to highways outside the business district. Chanhassen's commercial development has occurred almost exclusively within the downtown area along West 78th Street. There is a variety of commercial establishments including retail services and entertainment-oriented, household services,and auto-oriented services. In addition to the downtown area, the city contains two smaller neighborhood commercial centers, one at the intersection of TH 7 and TH 41,and the second along TH 101 immediately south of TH 5. There is a neighborhood commercial area west of the new alignment for Hwy. 101 and south of West 86th Street, and north of Hwy. 5 just east of Hwy. 41. The Villages on the Pond Development located east of Hwy. 101 and south of Hwy. 5 was given additional commercial development as a part of a mixed use project. Land Use 02/12/98 Page 10 A substantial portion of Chanhassen's commercial needs are satisfied by businesses located in adjacent municipalities. Downtown areas, smaller commercial centers, and a major regional shopping center in Eden Prairie all provide goods and services to the people who live in Chanhassen. The City continues to promote the expansion of the CBD as a full service retail node for our residents. It has been the long term goal of the city to have the majority of the commercial development occur in the downtown core. There will be additional commercial development in the next 20 years but it will be developed as a support use to a PUD or a mixed use development. It will not be developed as Highway or General Business District elsewhere in the city but rather a compliment to a mixed use of PUD development. Commercial development comprises only a small portion of the currently developed land within the City of Chanhassen. In 1997,there were 85 acres of vacant commercial zoned land. Ultimately, the commercial land use will constitute on 297 acres or 1%of the 2020 land use. Commercial development in Chanhassen can be categorized in one of three general types. Categories include non-sewered commercial,downtown commercial,and neighborhood commercial. Each of these types of development are addressed separately as follows: Non-sewered Commercial Non-sewered commercial developments exist along Chanhassen's southern border adjacent to TH 169/212. Uses in this area generally have a highway orientation such as gas stations, motels, etc. Existing businesses are considered "grandfathered uses"under the present zoning ordinance. The proposed land use recommends elimination of the area and conversion of this area to office/industrial when municipal services are available which is proposed in the year 2015. Downtown Commercial The majority of Chanhassen's recent commercial development has occurred in the downtown area. Land use plans and zoning requirements for the district establish various types of commercial areas, establish office areas, and provide opportunities for a range of commercial goods and services. The zoning found in the downtown area is CBD (Central Business District), BG(General Business),and BH (Business Highway). Neighborhood Commercial Neighborhood commercial uses involve convenience grocery stores, day care facilities, etc. or those uses that meet the daily needs of the residents. In the future, neighborhood commercial areas may expand commensurate with the development of new residential neighborhoods, particularly those that are removed from the downtown commercial core and are part of a residential area, PUD or mixed use development. The districts should reflect the character of Land Use 02/12/98 Page 11 the neighborhood through design. The zoning standards for these areas in a BN (Business Neighborhood) District shall be as follows: 1. The commercial development would need to be designed to be inherently low scale with a neighborhood orientation. As such, it should not be in competition with commercial development elsewhere in the community, particularly in the CBD,BG, and BH Districts. 2. Commercial uses should be designed so that existing trees and low areas be preserved to provide additional screening for adjoining residential properties. 3. The development would only be considered under the PUD ordinance where a plan consistent with the city goals can be created. 4. Architectural standards should be of high quality construction utilizing brick and glass. Architectural detailing should recognize the close proximity of adjoining residential parcels. Areas of high utilization should be located away from adjoining residential parcels to avoid direct impacts. Lighting and signage should be of uniformly high quality recognizing the site's sensitive location. Site landscaping must also be of unusually high quality. 5. Commercial development should be focused and designed to ensure that such a development of this property will not serve to induce additional commercial development in this area of the Highway 5 corridor. PUBLIC AND SEMI-PUBLIC DEVELOPMENT Public and semi-public facilities cover a wide range of uses within Chanhassen. Included are the Minnesota Landscape Arboretum, Minnesota River Wildlife Refuge,City Hall, the fire stations, the American Legion, schools, Camp Tanadoona,Bluff Creek Golf Course, churches and beach accesses for neighborhood areas. The provision and distribution of these facilities have a substantial impact on the development of the community. The location and number of fire stations for example, determines what response times can be expected in various areas of the city which in turn has an impact on fire insurance ratings and the premiums paid by property owners. At this time,the city believes there is no need to provide municipal services to the Lake Minnewashta Regional Park, Camp Tanadoona or the Minnesota Landscape Arboretum. These land uses have limited need for municipal services and they are not anticipated to change their use in the next 20 years. The Minnesota River Wildlife Refuge is located south of TH 169/212 and is guided as open space or large lot residential and because the vast majority of this area is in the flood plain,municipal services will not be extended south of TH 169/212. The Bluff Creek Golf Course is currently outside of the MUSA. It proposed to be added in the year 2015. There Land Use 02/12/98 Page 12 is no need at this time or in the near future to provide municipal services. If the golf course use changed to a low density land use, designation has also been provided. Ultimately, this land use will comprise 8%of the city in the 2020 land use or 1108 acres. AGRICULTURE While the city's history has seen a continuing general pattern of displacement of agricultural operations by urban development, agriculture as a land use has been diminished by the expansion of urban serviced residential, commercial and industrial developments. Farming activity continues on a leasehold basis. Consistent with the Metro 2040 Policy Framework,the city does not provide for a purely agricultural land use, but supports the preservation of this use in the greater Carver County area. The City has a policy of protecting agricultural lands from premature development until such time as services are available and demand warrants further conversion of properties used for agricultural purposes. One of the active family farms in the community is proposed for MUSA expansion in the year 2005. OFFFICE / INSTITUTIONAL In 1995, the city worked with Chaska School District No. 112 to develop an elementary school. The city does not anticipate any additional public schools being built in the city. The city has provided in its capital improvement program the construction of a new public works facility and the expansion of the Chanhassen/Carver County Library. The 2020 plan designates a location along TH 101 and Pioneer Trail as office. The 2020 land use plan calls for 1%of office/ institutional or 117 acres. MIXED USE The plan designates areas around the proposed TH 101/TH 212 interchange as mixed use. This category has been established to accommodate either commercial or high density residential developments. This area is currently in the MUSA. The commercial use is intended to support or compliment the high density development. If the site developed commercially it shall be a business neighborhood commercial zoning district. The mixed use district consists of only 1%of the 2020 land use or 134 acres. PARKS AND OPEN SPACE The 2020 plan does not provide for additional land use for parks and open space, although it will occur as a part the proposed development standard being established in the Bluff Creek Overlay District and neighborhood use as subdivisions occur. The plan identifies major park expansions and primary trail corridors. The 2020 Land Use Plan depicts 1,707 acres of parks Land Use 02/12/98 Page 13 and open space or 12 %of the land use. The recreation section should be consulted for additional material on the expansion of parks and the provision of new park facilities. POLICY ISSUES Buffer Yard Concept Buffering of residential development located in proximity to non-residential uses was a major concern of the Planning Commission. Wherever possible, natural features are being used to create the buffer. When natural buffering does not exist,the plan establishes a formalized buffer yard concept. Buffer yards are 50 feet in depth along public right-of-way and 100 feet in depth along interior lot lines. Developers platting and developing industrial office property would be required to set aside these buffer yards through permanent conservation easements as well as to actively berm and landscape them to improve their ability to buffer incompatible uses. The location of these areas are illustrated on the map. City ordinances have already been modified to establish this requirement. MUSA Impact On Existing Large Lot Residential Development The impact of the MUSA line on large lot residential developments constructed prior to 1987, is a concern of the city. A number of these subdivisions were platted in the period immediately prior to the adoption of ordinance changes eliminating the potential of 21/2 acre subdivisions in the rural residential area. These developments, which are still being built out at the present time, contain homes that are equipped with on-site wells and sewage disposal systems. The on-site sewage disposal systems are built to required standards and an alternate drainfield is provided for future use if necessary. These systems represent a substantial investment on the part of the homeowner and are currently an environmentally acceptable method of dealing with waste generated from this type of development. It is the policy of the city that these subdivisions remain large lot with a minimum lot size of 2'A acres. Unless a majority of the home owners, more than 50 percent of the households,petition the city to change their land use designation, they will remain large lot and unsewered. Comprehensive Plan Zoning Map Inconsistency Regardless of a property's land use designation,properties that are not served by urban services need not be rezoned to a zoning category consistent with the comprehensive plan until such time as urban services are available. MUSA Exemption Based on the limited need for municipal urban services the following area will not be extended municipal services;the Minnewashta Regional Park, Camp Tanadoona and the Minnesota Landscape Arboretum,but they may be brought in if petitioned. Land Use 02/12/98 Page 14 Maximum Use of Allowable Density Based on the city's housing goals and the city's participation in the Livable Communities Act, the city has the right to deny approval of any project that does not meet the maximum density allowed in the land use designation. PUD Allowance The PUD zoning district may allow up to 25% support or ancillary uses if deemed appropriate by the City Council. MUSA STAGING Following is the city proposed staging plan and documentation. This plan takes into consideration the land uses that were approved by the city as a part of the Bluff Creek and Highway 5 Studies. The land uses encourage compact contiguous development. It efficiently utilizes the existing and proposed infrastructure and capital investment. The staging plan acknowledges the character of existing development and the desire to be consistent with the Metro Regional Growth Strategy. g:\plan\ka\cplanduses.2.doc m Q) N �_ m CO • o NCOID DJ U.6 O n O a a LLp m er DJ O • m � 40 m (n so cm N m N 0 Of 03 Cf C0) CnZ• 000j00A and M00n Z V mNm N GOZ on Don Zoodo? ZaoN a n M Q f O 0 0 1- N o 0)0000 oa_00; 0000N co O m N O n n O O N 2011-,MO ON 0 O d m O ^ 2 m n CO N _O N N COm O Cry 0 0 C) C7 ... n m LL C 0 tm4) at ...0 C N D g ' 0.0. ' 0.0)) m m m 0 n 0 0 n m o 0 0 0 0O o mm 1O m O d O O d 0 0 0 0 0 CO Boom 0 (00 0 Z C) C! Z Z N N m Z - n z o' 0 z N o Q N N WI)0 ¢ D m J N 0 0 0 0 Vi 0 0 0 0 0 010000 0000 O O 0 0 ,_00 N CO O y� 2 N N _O CO C7 C) C) 0O0 0 0 0 0 N C m O LL a 0 m m LL O,O 0 Q 7 _ ' N N si N CO Z m 00)00 N Z 00000 m V)N^C O l0•) O 0,... N 0 0 0 d O n O O N j 0 0002 d Q Z Z Q N )n NZ O Z Z, tm0 am O O m 1- 6 to 00 m O n .0.0.00 O N n N O O N nm O�. 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N a) 0 CO O) N N n n n O O_ N O (y (y _O O ^ ^ -.- 0 0 0 6 0 0 0 `8 (0 CO it N CO CO a LL C n N EA n e a O 1•y . 0 U V) Z0C-0 0 N Z O O O O O Z O M)0 co 0 ON zero-coos.- Z o 0 0 0 0 Z a a' n 40 N a N a] m J J N 00000 )000000 N Cd C)0 0 0co o 0 0 0 0 0 0 w 0 0 0 0 Q m a a0 0 0 co O O O - 0 N ^ co O_ _D ^ ^ O O 0 0 0 C7 0 > R To 3 N A 3 N .y F N O O 2 N O la O O 2 C b n V~ N_ N 5 ~ 7 10 a Ws N 10 D N_ h L 'd-D Ch - V a 1T O) NN N Q 2 Z0 �c, a 0 a 4 N N Q p c O) o r r vmrnin 02 Ea82 scam i O N o8 § 0 E a � sa o ; g N cc- 22 0002 •ad's 2 N o7. 22 0002 aa' _i x) g C c z w m E m En C x Z Q N 2 U c O c LO r $ U 6 LAND USE GOALS GOAL Achieve a mixture of development which will assure a high quality of life and a reliable tax base. DISCUSSION Chanhassen's early development was predominately single family residential. Industrial and commercial uses as well as different housing types have been developing since the early 1990s. The city of Chanhassen is achieving diversity in housing types and attraction of commercial and industrial uses that assist the tax base and provide local services for it residents. POLICIES Develop and maintain the City's land use plan so that it is utilized as a fundamental tool for directing the community's growth. Recognizing that some uses pay their way in terms of the property taxes they generate and some uses do not. Chanhassen will strive for a mixture of development which will assure its financial well being. Development will be encouraged within the MUSA line and at the same time Chanhassen will plan the reasonable and orderly expansion of the MUSA line to meet its need for additional developable land. Encourage low density residential development in appropriate areas of the community in a manner that reinforces the character and integrity of existing single family neighborhoods while promoting the establishment of new neighborhoods of similar quality. The plan should seek to establish sufficient land to provide for a full range of housing opportunities. These opportunities require that adequate land be designated for medium and high density land uses. The city will seek to discourage the conversion of these areas to lower density uses to ensure that the goal of housing diversity can be met regardless of temporary market fluctuations. Land Use Goals 02/12/98 Page 2 Chanhassen will continue to encourage the location of commercial uses in the central business district. Commercial development outside the central business district and its fringe will be minimized until development of the central business district and fringe are largely completed. The city will encourage the development of neighborhood service centers where appropriate. These will be developed as a part of a mixed use development or a PUD. Development of unplanned and strip commercial centers shall be discouraged. Planned industrial development will be encouraged as a means of encourage tax base growth and creating new employment opportunities. It is believed that planned growth can and should be designed to minimize environmental neighborhood and traffic impact. The city will seek opportunities to provide transitions between different uses of different types; the more incompatible to the neighboring uses, the more important the transition zone. For example,natural features may provide good transitions between incompatible uses or uses of moderate intensity. The Land Use Plan also seeks the establishment of buffer yards which represent areas of increased setbacks where a developer will be required to install landscaping and berming to offer improved separation of incompatible uses. Development should be phased in accordance with the ability of the City to provide services. Development should occur in areas where services are available before extending services to new areas. Development should be planned to provide adequate internal street linkages. The land use should also seek to direct growth in a manner that makes the most efficient use of the area's highway system. Development should be planned to avoid running high traffic volumes and/or non- residential traffic through residential neighborhoods. The land use plan will be utilized to facilitate the City's efforts to anticipate future needs for open space, roads parks, schools,utilities, etc., and make adequate provision for them prior to the time they are needed. Land Use Goals 02/12/98 Page 3 Areas outside the MUSA shall be preserved as an agricultural zone or used to support very low density development. It is the city's policy to ensure that this area is not prematurely developed. The City will discourage the expansion or construction of commercial and industrial facilities in this area. Large lot subdivisions that do not have city sewer or water shall be allowed to remain as is without requiring urban services even when they are in the MUSA area,until the majority of the residents want/request to change their use. The smallest lot allowed in these subdivisions is two and one-half acres. Larger lots may be subdivided if the lots meet the minimum 2'A requirement and a suitable location is available for septic and well. If at some time the majority of the households/residents,more than fifty percent,petition to have their zoning changed and urban services (city sewer and water)brought to the property, they can than further subdivide their property. Chanhassen will encourage the preservation and adaptive reuse of structures of historic and architectural significance. The City will maintain a comprehensive and up-to-date set of ordinances to ensure that development is consistent with the plan while resulting in high quality, sensitively designed projects. Ordinances should be reviewed and modified as necessary to improve performance standards for new development to ensure that they incorporate high quality design, landscape, etc. The PUD Ordinance should also be reviewed for similar reasons. \\cfs I\volt\plan\ka\cplanduse.goals.doc Tim A. Erhart 9611 Meadowlark Lane Chanhassen, Minnesota 55317 612/474-1116 January 9, 1998 Ms. Kate Aanenson, Director of Planning Mr. Bob Generous, Senior Planner City of Chanhassen 690 Coulter Drive Chanhassen, MN 55317 Dear Ms. Aanenson and Mr. Generous; While a member of the Planning Commission, I was involved in developing the rationale for moving the MUSA line to where it has been since 1991. I'd like to take this opportunity to share my experience and to suggest alternatives for deciding where and when the various rural areas remaining will be added to the Metropolitan Urban Service Area (MUSA). It appears that the current approach being studied is to look at existing sewage lines, lift stations, and water main facilities exclusively to determine the most economic sequence for their expansion. While utilities infrastructure was a consideration in 1991, the methodology ultimately used was based on transportation issues, the need to develop Bandemere Park, and a strong belief that the city should preserve, for as long as possible, those areas where agriculture is actually being practiced in Chanhassen. We felt that these issues outweighed the benefits of optimizing the sequence which sewage disposal and water distribution systems are expanded. While land must be added to the urban area in order to achieve the City's and Met Council's goals, the action of incorporating more land in each case should be done in a way that least impacts remaining agriculturally active land. Building lift stations or even placing the MUSA line close to Ag land tends to attract speculators who purchase the land at higher prices than Ag use can justify. These parcels are then converted to interim uses and then, without fanfare, one spring a Commercial Nursery business or Contracting Yard exists where the previous year, there was a corn field. Eventually all the pipe and line will be installed and all the corn and soybean fields and cows will be eliminated. Nevertheless, we can control the sequence in which these things will occur. (By the way, abandoned farm sites make great contractors' yards.) I have created the attached map which shows the remaining land used for Ag purposes in our city. In planning our next MUSA line extension, I recommend that we maintain the still relatively large and uncorrupted area south of Lyman, north of Pioneer, west of extended County Road 17 and east of current 17 as Ag land or until all other non- agriculturally productive areas are developed. To expand the amount of land for TIM\CITYLTR 01/08/98j - 1 urbanization, we should first absorb those lands which have already been degraded to interim uses. Moreover, you will find that property already converted to interim uses are adjacent to existing urban areas, park facilities, trails (scheduled to be installed this summer), and major transportation routes e.g., Highway 101 and Pioneer Trail. I would like to state clearly that I am not suggesting that we maintain Ag land in perpetuity in Chanhassen. Neither is it possible, nor is it fair to landowners currently engaged in Ag production. We can, however, produce a rational plan for urban growth which allows those farming a clearer idea of what the future holds and how best to plan their investment. At the same time we can preserve for the community our heritage of corn and soy bean fields, cows and even pigs - as long as possible. Respectfully, Thin A. Erhart-- , TAE:j TIM\CITYLTR 01/08/98j -2 HOUSING INTRODUCTION A community is made up of its residents, businesses and institutions sharing a common history or common social, economic, and political interests. One of the primary purposes of a community is to serve as a place of residence for its citizens. Assuming this charge, offering a mix of life cycle housing opportunities becomes a challenge for local governments. Within the City of Chanhassen, residential structures constitute the largest single use of land. Since residential development plays such a prominent role in the overall character of Chanhassen, its successful design and development are essential both functionally and aesthetically. Attention to design in the process of developing and constructing housing units is essential. Development, whether commercial, industrial, or residential, is long-term both economically and physically. Since development is permanent and usually irreversible, the effects of substandard or poorly located facilities will be evident for a long time. Therefore, both the developer and the city must be aware of natural,physical, and social constraints and the potential long-term effects of a project. Only by paying attention to such detail in the early stages of development can facilities be constructed which are functional and aesthetic both today and in the future. A number of factors help determine whether a development is successful or not. One of the main determinants is the amount of attention paid to environmental and conservation issues. The Urban Land Institute recommends that the following factors be incorporated in the design process: 1. Selecting open space with regard to enhancing the natural characteristics of the land such as vegetation or a body of water. 2. Devising mechanisms to protect natural beauty while at the same time reserving certain areas for recreational use. 3. Designing storm drainage facilities as an integral part of the development plan with an effort made to locate open space near natural drainageways. 4. Planting vegetation, if the land is devoid of it, in order to foster temperature and sound control, and clean air. Maintaining such vegetation by creating a perpetual organization to take care of open space as mandated by restrictive covenants. 5. Preventing erosion in areas with steep grades and those susceptible to erosion. Ensuring that in the future this land is used for purposes consistent with the preservation of open space. 6. Designing drainage systems to minimize the possibility of soil erosion, siltation, and damage due to flooding. 1 7. Keeping in mind that the PUD principle clearly offers a framework for good design, environmental concerns, and energy conservation through the cluster concept. Further, energy inefficient development patterns are outmoded and add to the cost of housing. 8. Applying good housekeeping practice to construction as well as the finished product. 9. Being aware of water and air contamination, land despoilment, erosion and noise during construction. In addition to these items, other elements such as noise, access, surrounding land uses and the mitigation of incompatible land use patterns are also applicable. These criteria as well as those regarding corridor design standards are components of the Chanhassen Planning Commission's and City Council's review of all development proposals and particularly those involving housing, since housing is the major use of land within the city. The housing section of the comprehensive plan will present and analyze existing housing characteristics, discuss obstacles to the provision of adequate life-cycle housing, project future housing needs, and suggest policies to meet city housing goals. EXISTING HOUSING Since 1991, the city has seen a change in the character and type of housing being constructed in the community. While single family detached housing continues to be the predominant type of housing in the city (78%of the housing stock as of January, 1997), the city is seeing a greater variety of housing types being proposed and constructed. In 1995, there were more building permits issued for single family attached housing(262 units) than for single family detached (216 units). Due to changing demographics and the aging of the population, the city anticipates that residential units other than traditional single family detached housing will increase its proportion of the total housing stock. Since 1983, when development in the city began to accelerate, the city has averaged approximately 275 residential building permits annually. The housing stock consists of predominately single family detached housing with an estimated 5,103 units representing 77 percent of the total housing stock and an estimated 1,505 units of other types of housing representing 23 percent of the housing units as of April, 1998. Comparison of census data for 1970, 1980 and 1990 provides an overview of changes in Chanhassen's housing. Between 1970 and 1980, total housing units increased from 1,454 units to 2,285 units, representing a 57 percent increase or 831 units. Between 1980 and 1990, total housing units increased from 2,285 units to 4,249 units, representing a 86 percent increase or 1,964 units. The city estimates an increase of an additional 2,085 units through April of 1997 for an increase of 49 percent over seven years. As Figure 2 shows, housing ownership continues to be the predominant occupancy type in the community. In 1970, 984 of 1,454 units, or approximately 68 percent of homes, were owner occupied. By 1990, 3,400 of 4,249 units, 80 percent of the housing stock, were owner occupied. In 1997, the city estimates that 5,632 of 6,334 units or 89 percent of housing is owner occupied. 2 However, as demographic changes occur in the community and society at large, the city matures, and more diverse development is undertaken, this number should decline again. The median value of owner occupied housing has steadily increased. In 1970, the median value was $38,000. In 1980, the median value had increased to $84,700. By 1990, the median value was $124,400. Based on a Carver County Housing Study completed in December, 1996, the estimated median value of owner occupied housing in Chanhassen was $140,597. In 1997, city building permit records recorded an average building permit valuation for housing in the community at $159,812 with average building permit valuation for single family detached housing at 5163,626. Though not as spectacular as the increase in owner occupied housing values, median rental rates have steadily risen since 1970 increasing 233 percent from $134 to $446 per month in 20 years. Based on the Carver County Housing, the estimated rental rates ranged from $345 to $895 per month in 1996. In 1996, there were 13 subsidized housing units in the City of Chanhassen, 12 were rental assistance and one was first time home buyer training and lending. In 1997, an additional 65 rental dwelling units were added in the community through assistance from Carver County and the City of Chanhassen. In 1998, an additional 35 ownership dwelling units will be developed through the use of Housing Tax Increment Financing assistance from the city. As additional development opportunities occur and government assistance is available, more dwelling units will be assisted. Chanhassen continues to be a relatively young community. Using 1990 census data, approximately 80 percent of the population was under 45 years of age. While the age of the population will continue to rise with the aging of baby boomers, the city will have a significantly younger population than more established communities. Median age in 1990 was 30.5 years in Chanhassen. Due to the large number of people in the prime child bearing years (25 - 44), the persons per household continues to be relatively high at an estimated 2.93 persons per unit in 1995. The persons per household in 1980 was 3.04 and 2.92 in 1990. Since the predominant type of housing unit is and will continue to be single family detached homes, the city can anticipate maintaining a relatively high persons per household throughout the next 20 years. The city projects that in 2020 the persons per household will be 2.65. Between 1980 and 1990, the age cohort under five increased 177 percent (858 persons) from 495 to 1,343. The cohort between 25 and 44 increased 132 percent (2,856 persons) between 1980 and 1990 from 2,160 to 5,016. This increase represents the numerically largest increase in the community. The age cohort of empty nesters, those between 45 and 64 increased 66 percent (249 persons) from 378 to 627 between 1980 and 1990. Finally, residents 65 and older increased 44 percent (138 persons) from 314 to 452 between 1980 and 1990. Total population increased 5,373 persons or 84 percent from 6,359 to 11,732 while housing units increased by 1,964 units (86 percent) from 2,285 to 4,249 units during this period. The City of Chanhassen provides a wide range of housing styles in a variety of densities. As can be seen in Figure 7, residential development statistics, between 1993 and 1997, residential development in the city has been very diverse. Single family detached subdivisions have 3 averaged a net density of 1.92 units per acres over the last four years. Multi-family developments during this period have averaged a net density of 6.41 units per acre. Overall, the community has averaged a net density of 2.85 units per acre. The city has four primary residential land uses. In keeping with the rural heritage of the community, there are areas of large lot residential development that permit a minimum lot size of 2.5 acres per units. However, in compliance with an agreement between the city and the Metropolitan Council for MUSA expansion in 1991, land outside the MUSA line that is not currently developed, must maintain a minimum density of one unit per ten acres. The predominate land use in the city has been residential low density which permits a housing density between one and four units per acre. In 1996, there was a total of 4,502 dwelling units on 2,955 net acres. This represents a net density of 1.52 units per acre. The city estimates that there remains approximately 2,563 net acres of residential low density land for future development. This equals between 4,555 and 5,844 additional residential units on residential low density land (See figure 8). One of two multi-family land uses in the city is residential medium density, which permits between four and eight dwelling units per net acres. The city has approximately 362 net acres of vacant medium density land. The second multi-family land use is high density residential land which permits between eight and 16 units per net acre. The city has approximately 96 net acres of vacant high density land. In 1996, there were a total of 1,412 multi-family dwelling units on 664 net acres. The city projects and additional 3,179 multi-family units will be developed. Overall, the city estimates a net density of 2.13 units per acre for all residential development in the community. The city's housing stock is relatively young. Approximately 81 percent of all housing in the city has been built since 1970. In addition, approximately 74 percent of ownership housing and 63 percent of the rental housing in the city has been built since 1970. Age of Housing Stock 1939< 1939< '40-'69 `40-'69 '70-'89 '70-`89 '90-'97 '90-'97 Total Total own rent own rent own rent own rent own rent 141 51 812 206 2,475 331 2,204 114 5,632 702 2% 0.8% 13% 3% 39% 5% 35% 2% 89% 11% Source: 1990 Census; Metropolitan Council Building Permit Trend, Carver County Housing Study; City of Chanhassen Building Permits through January 1997 Chanhassen does not have any significant concentration of substandard housing. This is due, in part, to the newness of the housing stock. In addition, the high home values may also play a role in the condition of housing stock since homeowners have a strong financial incentive to maintain and improve their homes. If any area in the community were to be identified as a potential area for having some substandard housing, it may be the area in Carver Beach which was originally platted for small lots to accommodate seasonal cabins. 4 While the city has no recent information on vacancy rates in the community, the city assumes the vacancy rate is 5 percent for all population and household estimates. The 1990 census showed a vacancy rate of 5.5 percent. Based on the 1996 Carver County Housing Study and anecdotal information, there are few rental vacancies. Figure 1: Historical Housing Building Permit Data Figure 2: Housing data tenure, median value, median rents Figure 3: Age Distribution Figure 4: Housing data: total housing units, families, persons/household Figure 5: Housing data, units in structure Figure 6: Homestead Valuation Figure 7: Residential Development Statistics 5 O Y M O M CO a 7 m O^. 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Z (.0 r N ' e r+-IP ,- N .s 't )r `m co O Rkk,,i ' to r-- .-7 N �Z o o N 0 I` N N Q Q W .:, ,r W. - 0 CI o d 41- .'f fir - CC 0 'r. - sZ W tn N Q0 I Z — ,i- ;a '. _ 0 �;• --- ' c CL Z o 0 0 ^ r- - tll w t.C) M N o > U 00 . 0 - 00 T- C W N O o r--- r N D_ 0 C ,-. 0c,') o ' r W I` co w 0 00 N t. 0 %,: �� -'-:"%rye <<'_ , to I r. • s, to O w of T' 4 .._ c w ~ T— s' �,) "; tom. , tri LU I— C I =:,.,%; ' to as' i,- o U pw '1k=V{. .44f J -yr.:" `r O • 0 • 1— cC K� ` u) Of— • Z N Q wIn J m a) I— CC) L O a Z 2 un CL D 1997 Homestead Valuation VALUE NUMBER PERCENT $0 - $75,000 146 3% $75,001 - $115,000 904 _ 17% $115,001 - $150,000 1 ,465 28% $150,001 - $200,000 1 ,392 26% $200,001 - $250,000 576 11 % $250,000 + _ 844 16% TOTAL 5,327 $0 - $75,000 $250,000 + $75,001 - (10 $115,000 LJ.I CC M - LL $200,001 $250,000 115,001 - 150,000 $150,00iW $200,000 Vaiuel/12/98 1991•1997 RESIDENTIAL DEVELOPMENT STATISTICS 1/27/98 GROSS ROW WETLAND PARK NET TOTAL GRDOOSS NETEFAZ NTM NOTES CA$E PROJECT NAME 8�9E$ ACRES aa3E& LAND sINGLE•FAMILY DETAC FAQ 93.1 SUB Highlands of Lake St.Joe 36 0.4 11.54 24.06 33 0.92 2 333 .92 71 farm field *sect 93-4 SUB Windmill Run 17.92 3.37 0 93-8 SUB Royal Oaks Estates 13 2.2 0 10.8 23 1.77 2.13 farm field 93-10 SUB Lotus Lake Woods 4.47 0.32 0.3 3.85 7 1.57 1.82 wooded/wetland 93-11 SUB Oaks at Minnewashta 35.83 9 3 15.83 45 126 2.84 93-12 SUB Tower Heights 7.1 0.6 0 6.5 13 1.83 2.00 infill development 93-14 SUB Shenandoah Ridge 11.5 3.5 0 8 20 1.74 2.50 93-15 SUB Church Road 3.3 0 0 3.3 4 1.21 1.21 infill development 93-16 SUB TJO 1.06 0 0 106 3 2.83 2.83 infill development 93.25 SUB Minger Addition 9.95 2.08 0 0.1 7.72 17 1.71 2.20 large areas of tree preservation 94-1 SUB Minnewashta Landings 19.7 1.7 0 18 27 1.37 1.50 beachlot'shoreland district 94-3 SUB Olivewood 25.95 4.6 14.8 6.55 9 0 35 1.37 shoreland distrix 94-4 SUB Shadow Ridge 15.99 2.15 1.9 11.94 17 1.06 1.42 3.9 acre outlet yet to be platted 94-5 PUD Mission Hills/Single-family 7.1 0 0 7.1 16 2.25 2.25 _ - 947 SUB Woodridge Heigths 37.9 3.67 6.7 27.53 45 1.19 1.63 _ 94-8 SUB Creekside 39.5 42 5.7 24.6 44 1.11 1.79 Agacent to Bluff Creek corridor 94-10 SUB Brenden Pond 23.3 3.6 7.2 12.5 21 0.90 1.68 steep slope.large wetland __ _____ 94.13 SUB Point Lake Lucy 18.15 1.63 5.62 10 9 19 1.05 1.74 Shoreand district ___- 94-15 SUB Hobens Wild Woods Farm 1.87 0 0 1.87 3 1.60 1.60 __----• 95-10 SUB Forest Meadows 20.2 2.2 0 13 19 0.94 1.46 bluff areas 92-4 PUD Meadows at Longactes 95 10 24 61 112 1.18 1.84 93.2 PUO Trotters Ridge - 32.5 7A4 5.6 19.46 49 1.51 2.52 tree preservation/wetlands riii 91-3 PUO Willow Ridge 30.3 4 8.39 17.91 37 1.22 2.07 large wetland 92-1 SUB Stone Creek 81 1004 0.96 62 141 1.74 2.27 tree preservation/wetlandsUN 92.4 SUB Ithilien Addition 9 1.8 0.9 6.3 17 1.89 2.70 UN 92.5 SUB Bluff Creek Estates 61.45 7.9 19.7 33.85 78 1.27 2.30 93.3 PUD Woods at Longacres 96.77_ 13.1 10.87 72.8 ' 115 1.19 1.58 93.6 PUD Springfield 80.8 20.2 0.5 5. 54.8 134 1.66 2.45 - 95-20 SUB Knob win 8.35 1.1 0.66 6.59 12 1.44 1.86 I it 95-21 SUB Dempsey Addition 5.11 0.04 0.96 4.11 7 1.36 1.70 C 95-22 SUB The Frontier 8.9 0.09 0.2 8.61 9 1.01 1.05 Bluff area limits development 96-2 SUB Oak Ridge of Lake Minnewashta 11.8 2.1 0 9.7 23 1.95 2.37IL 96-3 SUB Slather Addition 1.22 0 0 1.22 2 1.64 1.64 infill development 96.4 SUB Melody Hill 4.57 0.73 0 3.84 10 2.10 2 60 chit development 96.7 SUB Arundel 1.32 0 0 1.32 2 1.52 1.52 infill development 96-8 SUB Rce Lake Manor Estates 7.06 0 1.24 5.82 2 0.28 0.34 infill development _ ___ ___._ 96.9 SUB Rook Place 1.08 0 0 1.08 2 1.85 1.85 infill development _-_______._ 96-15 SUB Black Walnut Acres 3.28 0 0 3.28 1 0.30 0 30 infill development _______-___. 96-18 SUB Song Addition 8.3 0 1.75 6.55 1 0.12 0 15 .__ _,- , SUBTOTAL 897.6 123.76 132.49 31.4 609.9 1174 PERCENT 14% 15% 4% 68% AVG 1.31 1.92 MULTI-FAMILY 94.5 PUD Mission HiusMulti-family 47.18 11 6 5.87 0 29.71 208 4.41 7.00 94-18 PUD Autumn Ridge 28.13 4.29 0 0 23.84 140 4.98 5.87 92-3 PUD Oak Pond'Oak Hills 24.19 2.09 1.8 0 20.3 147 6.08 7.24 94-7 SP Prairie Creek Townhomes 4 6 0 0 0 4.6 24 5.22 5.22 87-3 PUD Powers Place 9.7 0 0 0 9.7 48 4.95 4.95 95-7 SP Lake Susan Hills Townhomes 7.29 0 0 0 7.29 34 4.66 4.66 95.8 SP Centenial Hits 2.2 0 0 0 2.2 65 29.55 29.55 95-1 PUD North Bay 52.1 2.92 866 26.38 14.14 76 1.46 5.37 96-3 PUD Townhomes at Creekside 7.03 2.18 1 0.21 3.64 25 3.56 6 87 City required preservation of Bluff Creek 96-4 PUD Walnut Grove 49.8 6.81 0.2 0 42.79 247 4.96 5 77 corridontarge setbacks from Bluff Creek SUBTOTAL 232.22 29.89 17.53 26.59 158.21 1014 PERCENT 13% 8% 11% 68% AVG 4.37 6.41 TOTALS 1129.82 153.65 150.02 58.04 768.11 2188 PERCENT 14% 13% 5% 68% AVG 1.94 2.85 g..plan census'tlensity HOUSING DEMAND The city anticipates continued strong housing demand and development. Compared to surrounding communities, especially cities located to the north and east in Hennepin County, the city has significant development potential. Based on preliminary forecasts of population, households and employment prepared by the Metropolitan Council in October 1996, in 1995, the city was at 44 percent of its build-out population, 38 percent of its households, and 62 percent of its potential employment. As communities to the east continue to fill, there will be an even greater influx of development in Chanhassen. Percentage Developed 1995 CITY POPULATION HOUSEHOLDS EMPLOYMENT Carver County 56 50 68 Chanhassen 44 38 62 Chaska 60 42 82 Victoria 41 36 50 Hennepin County 87 84 83 Eden Prairie 77 65 73 Excelsior 105 92 94 Chanhassen NA NA 52 Minnetonka 99 89 72 Shorewood 93 79 48 Source: Metropolitan Council, Preliminary Forecasts of Population, Households and Employment, October 1996. The city is committed to providing a variety of housing styles with housing available for people of all income levels to meet the life-cycle housing needs of Chanhassen residents including traditional single family detached housing, zero lot line and clustered single family housing, townhouses, apartments, condominiums. The city projects that there will be approximately a two-thirds to one-third split between single family detached housing and other types of housing units. At build-out, the city estimates that there will be between 13,000 and 15,000 dwelling units. While committed to providing life cycle housing, the city must overcome obstacles to there development. One of the most difficult impediments to providing one facet of life cycle housing, affordable housing, is land costs. Without the outright purchase of land by public bodies, the only way to moderate land acquisition costs to assure that an adequate amount of land is available within the urban services area to alleviate real or perceived shortages of developable land. Another impediment to life cycle housing is the fear of the unknown by existing residents. To overcome this, the city must educated citizens about the different housing opportunities available. In addition, the city must work with business groups and organizations to show the benefits of providing housing diversity. Developers must be brought in as partners in providing life cycle housing. With changing demographics, it will become easier to convince the 6 developers that life cycle housing is marketable. Finally, land development costs must be brought down. To do this,the review process must be streamlined,more efficient development patterns must be utilized, local,regional, and state fees must be reduced,and development must more efficiently utilize existing infrastructure investments. Figures 8, 9, 10, and 11 provide the city's analysis of the residential potential within the community. The city estimates the following gross acres for the different land uses: 5,615 acres of low density guided lands, 562 acres of medium density guided land, and 202 acres of high density guided land vacant within the community. Of this amount, there were3,021 net acres of developable residential land within the community as of January 1997 (2,530 acres of low density, 362 acres of medium density, and 96 acres of high density). The city assumed single family lands contained 15 percent right-of-way and 30 percent open spaces including parks, bluffs, flood plains, wetlands and undevelopable land. Medium density and high density lands assume 10 percent right-of-way and 30 percent open spaces including parks, bluffs, flood plains, wetlands and undevelopable land. To project future housing, assumptions of various densities for the land uses must be made. For low density residential,the city assumed that a range of housing would be developed. Using historical development data, the city estimates for scenario B a net density of 1.8 units per acre as one end of the density range. However, city code would permit up to 2.9 units per acre. As a compromise, the city estimated for scenario A a net density of 2.42 units per acre, which represents lot areas of 18,000 square feet, as the other end of the density range. This equates to between 5,844 and 4,555 single family units. In order to attempt to meet the higher projections, the city will need to encourage development of single family homes at the higher end of the permitted density range. However, in order to protect the character of existing neighborhoods, the city will need to transition density within new developments,preserving the expectations and investments of existing residents. In addition,the city will provide density bonuses in order to promote the provision of affordable housing opportunities that may otherwise not occur. Medium density housing is projected assuming 6 units per acre. High density housing is projected assuming 10 units per acre. This represents an addition of 3,179 multi-family dwellings in the community. Included in multi-family housing are townhouse developments, apartments,condominiums, and other types of attached housing units. Additional multi-family housing could be included as part of mixed use developments. However, with little historical evidence to base assumptions upon,the city will not attempt to project the number of units that will be developed in these areas. The city projects that approximately 56 percent of the future housing will be built within the existing MUSA boundaries and 44 percent will be in the MUSA expansion area. Overall approximately 75 percent of all housing will be inside the existing MUSA boundary and 25 percent will be in the MUSA expansion area. The city has and will maintain a strong emphasis on preserving the downtown area as the primary commercial area of the community. While satellite convenience commercial and support commercial will be provided throughout the city,the downtown area will remain the commercial 7 hub of the city. Office and industrial development opportunities are located primarily adjacent to the Twin Cities and Western railroad line which bisects the city. Additional office-industrial development is located at the intersection of Highways 5 and 41, continuing the industrial development in Chaska along the Highway 41 corridor. Future office-industrial development will occur south of Lyman Boulevard between Powers Boulevard and Audubon Road and along the Highway 169/212 corridor. All commercial and industrial development is accessible via collector and arterial roadways within the community or adjacent to state highways. In addition, as part of the city's development review process, the city attempts to incorporate transit opportunities within each non-residential development. In other instances, the city tries to encourage mixed use developments which permit individuals to live and work in the same area. The city predicts a 1:1 relationship between the total dwelling units in the community and the number of employees in the city based on historical data and future forecasts. Figure 8: Housing Analysis Figure 9: Metropolitan Urban Service Expansion Area Figure 10: Livable Communities Goals Analysis Figure 11: Housing Breakdown 8 HOUSING ANALYSIS 2/11/98 EXISTING HOUSING UNITS (JANUARY 1997) Units Per Acre Net Acres Vrits Percent Density Single Family 2,955 4,502 76% 1.52 Multi-Family 664 1.412 24% 2.13 Subtotal 3,619 5,914 1.63 EXISTING MUSA 1991 (VACANT LAND) Net Acres Units A Units B Percent A Percent B Density A Density B Single Family 1,577 3,816 2,839 72% 66% 2.42 1.80 Multi-Family 169 1,496 1.495 28% 34% 8.85 8.85 Subtotal 1,746 5,312 4,334 3.04 2.48 MUSA EXPANSION AREAS Net Acres Units A UnitsB Percent A Percent B Density A Density B C Single Family 986 2,028 1,716 55% 50% 2.06 1.74 LI Multi-Family 289 1.683 1,683 45% 50% 5.82 5.82 C Subtotal 1,275 3,711 3,399 2.91 2.67 TOTALS Net Acres Units A Units B Percent A Percent B Density A Density B E Single Family 5,518 10,346 9,057 69% 66% 1.87 1.64 LI Multi-Family 1,122 4,591 4,590 31% 34% 4.09 4.09 TOTAL 6,640 14,937 13.647 2.25 2.06 NOTES: Net Acres Existing MUSA: SF 15% ROW, 30%wetland/park; MF 10% ROW, 30%wetland/park MUSA Expansion: (wetland/parks excluded via GIS) SF 15% ROW; MF 10% ROW Scenario A represents an optimal development scenario. 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O Q is A p O _ A O O N r O .1 i0 O O cc D _ g zm - c D c _ to > _ - E r m c - 1 D a - rn r2 w 0 c u voi(A A N N Q r2 .y O c y 3 2 1 a N to N Q o c E o 5 O SAI ^� r c E o 0 0 5 O t/p�)I o n p Nob gO E ` ,-I Y� 3 pp a'� o � O ¢� E d Y <' L r rn r 88 &<aY m ND o-Iii a13 c cl E $ 8 cdi x a o Co QJ J J 2= 0 0`0 Q a d J ± N ¢i 9 3 2 2 Z( O O 2 d a a' . i cn o ti z n w o N 10 N a = E z a C) c U 0 O E >` o r C.) 0 LIVABLE COMMUNITIES GOALS ANALYSIS 12/22/97 Single Family Multi-Family Units Percent Units Percent Total 1990 3,367 79% 882 21% 4,249 85%Ownership 3,612 units Affordable 1,336 units 37% 15% Rental 637 units Affordable 280 units 44% 1996 4,926 78% 1,408 22% 6,334 89%Ownership 5,632 units Affordable 1,636 units 29% 11 % Rental 702 units Affordable 319 units 45% 2020 9,477 67% 4,590 33% 14,067 Based on 1995 Livable Communities Goals: 80%Ownership 11,254 units 0 Affordable 5,627 units 50% r' Would require an additional 3,991 affordable units. W 20% Rental 2,813 units CC Affordable 985 units 35% Would require and additional 666 affordable rental units. U- Recent approved developments will achieve the following goals: Project Units Affordable Units %Affordable Walnut Grove 247 128 52% North Bay 76 35 46% Autumn Ridge 140 82 59% Total 463 245 53% If the city were to maintain the same ration of affordable units for all future multi-family development, we would add 1,684 affordable units to the housing stock. Total New Units 7,733 Total Multi-family units 3,178 53% multi-family units 1,684 This would lead to a total affordable ownership housing of 3,320 units. Staff is proposing a goal of 30%affordable ownership housing which would require 3,800 additional affordable units. A little more than double the existing affordable ownership housing. Staff is also proposing that the goal for rental housing be reduced to 10%, which would require the doubling of the existing rental housing. The goal for affordable rental units would remain at 35%, requiring a total of 492 affordable units, which is an increase of 173 units. g:\plan\bg\livable communities goals HOUSING BREAKDOWN 1/27198 YEAR: 1980 1985 1990 1995 2000 2005 2010 2015 2020 SINGLE FAMILY DETACHED 1,823 2,221 3.612 4.762 5,722 6,870 7,963 9,042 9,477 DUPLEX,TOWNHOUSE,MULTI-FAMILY 621 803 989 1.371 1.723 2A50 3.150 3.870 4.590 TOTAL 2,444 3,024 4,601 6,133 7,445 9.320 11,113 12,912 14,067 SF 75% 73% 79% 78% 77% 74% 72% 70% 67% MF 25% 27% 21% 22% 23% 26% 28% 30% 33% 1980 HOUSING TYPES 1990 HOUSING TYPES OFAMILY DETACHED BSINGLE DETACHED 4FAMILY ti DETACHED ■DUPLEX, .k TOWNHOUSE, ' i - ■TOOWNHOUSE, i.V MULTI-FAMILY TOWNHOUSE. 2000 HOUSING TYPES 2010 HOUSING TYPES ©SINGLE FAMILY P .,, OSMGLE DETACHED FAMILY DETACHED ■DUPLEX, ■DUPLEX, �, _:*01 TOWNHOUSE. TOWNHOUSE, i^' """' MULTI-FAMILY " MULTI-FAMILY r W CE p 2020 HOUSING TYPES V U- 1111 OSINGLE 'z. .- FAMILY r ■DETACHED DUPLEX. TOWNHOUSE. : : MULTI-FAMILY V g:\plan\census\housing types distribution The City of Chanhassen supports: 1. A balanced housing supply, with housing available for people of all income levels. 2. The accommodation of all racial and ethnic groups in the purchase, sale, rental and location of housing within the community. 3. A variety of housing types for people in all stages of the life-cycle. 4. A community of well maintained housing and neighborhoods, including ownership and rental housing. 5. Housing development that respects the natural environment of the community while striving to accommodate the need for a variety of housing types and costs. 6. The availability of a full range of services and facilities for its residents, and the improvement of access to a linkage between housing and employment. GOALS To carry out the above housing principles, the City of Chanhassen has agreed to use the benchmark indicators for communities of similar location and stage of development as affordable and life-cycle housing goals for the period of 1996 to 2010, and to make its best efforts, given market conditions and source availability, to remain within or make progress toward these benchmarks. * The City of Chanhassen reserves the right to re-negotiate the goals. ** Chanhassen agrees that the Metropolitan Council will use other market indicators to evaluate goals. These indicators may include land prices, interest rates, cost of construction, and environmental factors including trees and wetlands. Cite Index Benchmark Goal Affordability Ownership 37% 60-69% 30% Rental 44% 35-37% 35% Life-Cycle Type(Non-single family 19% 35-37% 34% detached) 1991 Comp Plan Owner/Renter Mix 85/15% 67-75/25-33% 80-90/20-10 Density Single-Family Detached 1.5/acre 1.8-1.9/acre 1.8 Multifamily 11/acre 10-14/acre 9-10 Overall Average 3.3 9 To achieve the above goals, the City of Chanhassen elected to participate in the Metropolitan Livable Communities Act Local Housing Incentives Program, and has prepared and submitted a plan to the Metropolitan Council indicating the actions it will take to carry out the above goals. Figure 10 provides an analysis of the number and types of units necessary to meet life-cycle and affordable housing targets. The city has assumed that affordable housing can only be met within multi-family development due to high land and development costs in the community. While the continuation of recent development patterns is a reasonable assumption, the city's target goes beyond this number and will require significant effort and innovation on the city's part. PROJECTS THAT MEET THE HOUSING GOALS Following is a list of some of the projects that have been recently approved in the city that will assist in meeting the housing goals. Projects built between 1995-1997 Centennial Hills Senior housing project with 65 rental units. Of the 65 units, 39 are affordable rent meeting the housing goals. The City purchased the property and Carver County HRA developed the project. Approximately $300,000 is being held in escrow should a project shortfall occur and the city has guaranteed its general obligation should bond payments become at risk. Mission Hills Private townhouse development of 208 units. Approximately 200 of the units are under S 115,000. The units range in price from S73,000 - S 115,000. Oak Pond Private townhouse development of 172 units. Approximately 100 of the units are under S115,000. The units range in price from S90,000-$115,000. North Bav Single family detached zero lot line subdivision (3000 square foot lot size). The city is providing a subsidy of approximately $700,000 through the HRA and the creation of a housing district. Of the 76 units, 18 will be for first time home buyers and 17 will be under $120,000. Prices of the 35 subsidized units range from S88,000 to $120,000. 10 Projects which have received approval and will be under construction in 1997-1998 Autumn Ridge Mixed unit development with 140 units including duplex,triplex, and fourplex units, and 6 and 8 unit buildings. Of the 140 units,the developer has stated that 80%will be under$115,000. Villages on the Pond The Villages on the Ponds is a neo-traditional project. This is a mixed use project that has 322 units. One hundred fifty-four units are rental of which 35%will be affordable. There will be up to 168 owner occupied units,of which 50%will be affordable. As an alternate, all housing may develop as rental housing within the project. HOUSING STRATEGY In 1995, more non-single family residential permits were issued than detached single family permits. Of the residential land area in the MUSA, a large portion is guided for medium or high density development. The city has worked with Carver County to provide a 65 unit Senior Housing project with 39 units in the rental affordable range. The City Council has approved the creation of a tax increment district to provide assistance to 35 of 76 single family detached units. Price ranges for 35 units will be from $88,00 to $120,000. Through growth and natural maturation, the city is experiencing housing diversity. Action Plan The city will continue to uphold the housing goals and policies of the comprehensive plan. In addition, the city will pursue other resources for providing life-cycle and affordable housing. Following is the proposed action plan. Currently, the city is also pursuing a clustering project with Southwest Metro, Eden Prairie and Chaska. This project would be a mixed use development with a transit component(park and ride facility). The city is also working on a 60 acre mixed use project, Villages on the Ponds, that also has a transit component with commercial, office,and institutional with residential integrated into the development. Both projects have a strong mass transit component. City Ordinances The following actions are possible actions the city should undertake to pursue life-cycle affordable housing: • Promote life cycle compatible with existing housing. • Review city ordinance regulations especially the PUD ordinance and lot size/zero lot and design standard including street widths. • Pursue the upper limits of zoning on new proposals where there is a density range. 11 • Require a percentage of medium and high density to have a number of affordable units. • Provide for mixed use projects with a transit component. City EDA The city, through the Economic Development Authority,will explore all avenues for financing affordable housing, including tax-exempt and tax-increment financing. Carver County HRA I. Development, Affordable Financing, Down Payment Assistance, Home Buyer Education and Foreclosure Prevention The HRA has the experience to develop affordable single family housing and is prepared to offer all cities in Carver County its expertise and assistance. The HRA offers first time home buyer funding through participating lenders in Carver County. The program is funded by mortgage revenue bonds from the HRA's bonding allocation. The HRA offers home buyer education and certification to all Carver County residents. The HRA offers foreclosure prevention counseling and financial assistance to all Carver County residents. Homeowner Rehabilitation The HRA currently administers the following programs in Carver County: MHFA Fix-Up Fund Maximum gross income$41,000, Maximum loan amount$15,000, 15 yr. Term, Interest rate 2-8%, Credit and repayment ability analyzed. MHFA Accessibility Improvement Loans Maximum income: no limit, Maximum loan amount$25,000, 20 yr. Term, Interest rate 8%, Accessibility improvements only. MHFA Home Energy Loans Maximum income: no limit, Maximum loan amount $5,000, 5 yr. Term, Interest rate 8%, Energy improvements only. MHFA Mobile Home Loans Maximum income: no limit, Maximum loan amount $5,000, 5 yr. Term, Interest rate 8%, Energy improvements only. 12 MHFA 3% Revolving Rehabilitation Loans Maximum income: $18,000 adj., Maximum loan amount $10,000, 15 yr. Term, Interest rate 3%, repayment ability(not credit) analyzed. MHFA Deferred Loans Maximum income: $10,000 adj., Maximum loan amount$10,000, Interest rate 0%, Deferred 10 year loan. MHFA Deferred Accessibility Loans Maximum income: $18,000 adj., Maximum loan amount $10,000, Interest rate 0%, Deferred 10 year loan, Accessibility improvements only. Carver County HRA Home Improvement Loans Maximum income: no limit, Maximum loan amount$5,000, Interest rate 3-9%,Term to commensurate with repayment ability. RENTAL HOUSING New Construction The Carver County HRA assisted in the formation of the Carver County Housing Development Corporation, a non-profit entity with the ability to partner with private developers to create affordable housing projects and developments. Anticipated Action: The EDA, in conjunction with the City of Chanhassen,will explore the feasibility and funding opportunities available for housing development upon the city's request. II. Tenant Based Subsidy Section 8 Rent Assistance Program Metropolitan Council HRA MHFA Rental Assistance for Family Stabilization(RAFS) Carver County Transitional Housing Carver County HRA Rental Inventory Rental Rehabilitation Grants and Loans Community Development Block Grant(CDBG) 13 Carver County completed a Housing Condition Study. The city will pursue using CDBG funds from Hennepin County to make housing rehabilitation loans. The city will pursue CDBG funding for acquisition and related infrastructure for multi-family projects. Minnesota Housing Finance Agency The city will pursue programs, including grants, loans and federal tax credits, for housing assistance development and rehabilitation including the following programs: • Minnesota Mortgage Program • Homeownership Assistance Fund • Purchase Plus Program • Partnership for Affordable Housing • Entry Cost Homeownership Program (ECHO) • Low Income Housing Tax Credit Program • New Construction Tax Credit Mortgage/Builders Loans • Low and Moderate Income Rental Program • Deferred Loan Program • Revolving Loan Program • Great Minnesota Fix-up Fund • Mortgage Revenue Bonds • Mortgage Credit Certificates (MCC's) Action Responsibility Funding Review City ordinances City staff, Planning None Commission and City Council Explore all options for a City staff, Planning CDBG, City EDA, Carver variety of affordable housing Commission and City Council County HRA, Metropolitan opportunities Council, MN Housing Finance Educate developers and City staff, Planning None residents about life-cycle Commission, City Council and housing HRA Cooperate with other Southwest Metro, Carver Carver County HRA, governmental units in County HRA Metropolitan Council, MN providing housing Housing Finance opportunities Property and code City staff City EDA, Carver County enforcement or maintenance HRA, CDBG and rehabilitation of housing 14 Look for opportunities for City staff, Planning City EDA, Carver County mixed use developments with Commission and City Council HRA, Metropolitan Council, mass transit component MN Housing Finance The city is working on the affordable housing strategy on several fronts. First we are working to encourage development of the properties that are currently zoned for medium or high density to provide a variety of housing opportunities. Carver County is looking to develop another project in the city. Their other project, the Senior Housing, has all units leased. There will be other opportunities to provide sewer and water with additional phases of the Bluff Creek Interceptor, which should provide opportunities for a variety of housing types. There are a few development projects that are taking shape which may require rezoning or comprehensive plan amendments. Carver County has completing a housing condition study. This study will provide the city with data on housing that may be deteriorating. The purpose of this information is that the City has the ability to seek CDBG money for rehabilitating homes for the year 1997-1998. Maintaining the existing housing stock is another housing goal. HOUSING GOAL To provide housing opportunities for all residents, consistent with the identified community development goal. POLICIES Existing housing within the city should be maintained and improved and revitalization of older developed areas should be encouraged. As state and federal funding permits, efforts should be made to provide low and moderate housing where needed, to provide balance to the generally high cost of new housing. New construction programs may provide a source of such housing. Plans and ordinances for the City of Chanhassen should ensure that adequate amounts of land are designated to accommodate projected residential growth. The city should promote the use of state and federal programs designed to reduce land costs for developers of low and moderate income housing. The City of Chanhassen will cooperate with other governmental units and public agencies to streamline, simplify, and coordinate the reviews required for residential development to avoid inflating the cost of housing due to unnecessary delays in the review process. 15 In order to encourage the development of affordable housing, the City of Chanhassen may increase the permitted net density of a project by 25 percent. The "bonus"units must meet affordable housing criteria as defined by the city. Developers shall be required to enter into an agreement ensuring the affordability of the units. Subsidized housing should be given equal site and planning considerations to non-subsidized housing units and should not be placed in inferior locations or in areas that are not provided with necessary urban services. If demand becomes apparent, the city will promote the construction of senior citizen housing in locations convenient to shopping and medical services. The development of alternative types of housing such as patio homes, townhouses, and quadplexes should be permitted to supplement conventional single-family homes and apartments providing that they are compatible with appropriate land use practices and are representative of high quality development. New residential development shall be discouraged from encroaching upon vital natural resources or physical features that perform essential protection functions in their natural state. Housing development methods such as PUD's, cluster development, and innovative site plans and building types should be encouraged to help conserve energy and resources used for housing. Property and code enforcement policies which encouraged the maintenance and rehabilitation of both owner occupied and rental housing should be encouraged. The City should continue to ensure nondiscrimination in the sale and rental of housing units. Citizen participation in developing plans and implementing housing programs is encouraged in redevelopment, rehabilitation, and in the planning for future housing. Where housing density is given by a range in the comprehensive plan, the city shall encourage development at the upper end of the density range. The city will promote the mixing of housing densities within projects in order to provide a wide range of housing styles and types. Such mixed densities must provide appropriate transitions from existing development. The city will continue to participate in the implementation of the Livable Communities Act of 1995. The city will promote the integration of life cycle housing opportunities throughout the community. Affordable and subsidized housing shall not be overly concentrated in one area of the city. 16