11-19-97 Agenda and Packet •
FILE
AGENDA
CHANHASSEN PLANNING COMMISSION -
WEDNESDAY, NOVEMBER 19, 1997 at 7:00 P.M.
CHANHASSEN CITY HALL, 690 COULTER DRIVE
CALL TO ORDER
PUBLIC HEARINGS
NEW BUSINESS
1. Comprehensive Plan Discussion- Capital Improvements.
2. Bluff Creek Overlay District-Discussion.
OLD BUSINESS
APPROVAL OF MINUTES
ONGOING ITEMS
OPEN DISCUSSION
3. Auto Dealership.
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.
CITY CF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
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MEMORANDUM
TO: Planning Commission
FROM: Bob Generous, Senior Planner
DATE: November 11, 1997
SUBJ: Capital Improvement Element
BACKGROUND
Attached is a build out scenario capital investment plan. This plan tried to incorporate all capital
improvements that would be required to provide for the community at full development. Staff
specifically called this a capital investment plan to show the investment the city will need to
undertake to meet the needs of the community. As an alternative, the schedule could be called a
community investment program. In addition, staff wanted to differentiate this from a capital
improvement plan,which, generally, runs for five years and is only budgeted for the first year.
Wherever possible, projects have been grouped together for economies of scale in construction
costs. Potential funding sources for each project have been noted. However, no specific funding
commitments are endorsed. In addition, some of the improvements, such as roads, water and
sewer projects could be developer installed improvements.
DISCUSSION •
PARKS AND RECREATION
The City's Park and Trail Acquisition and Development Capital Improvement Program is . _
established to meet the service levels called out in the City's Comprehensive Plan. The
backbone of the recreation section is the acquisition of a comprehensive community and
neighborhood park system and trail network. Special use facilities such as the Recreation Center
and regional boat accesses are also maintained by the City. Potential future facilities include a
community center, municipal golf course, and nature/interpretive center. Specific density criteria
has been established for neighborhood parks, one of which is within V2 mile of each residence in
Chanhassen. "Large lot" and rural districts are the exception to this standard. Standards are also
maintained for special recreation amenities, i.e. ballfields, tennis courts, skating facilities.
Capital Improvement Element
November 11, 1997
Page 2
SANITARY SEWER AND WATER
The capital projects for trunk sewer and trunk water systems have been developed from the
Comprehensive Sanitary Sewer and Water Plans completed in 1993. Future capital project costs
have been inflated 3.5 percent annually based on the 1993 plan. The phasing plan is consistent
with the implementation of the draft MUSA expansion plan being discussed as part of the
Comprehensive Plan update. The reference numbers for projects, e.g., BC-7 (Bluff Creek 7),
refer to a specific district incorporated in the comprehensive sewer plan. For convenience, these
district numbers were also incorporated in some of the water distribution projects to assist in
locating these projects.
STORM WATER MANAGEMENT
The storm water management projects are primarily from the City's Storm Water Management
Plan (SWMP). Whenever road projects were proposed, a storm water project was also
incorporated. Staff assumed that 30 percent of a road project costs would be storm water
improvements. Staff has attached the prioritized list of projects from the city's surface water
management plan (SWMP). Reference numbers refer to specific improvements as detailed in
SWMP. In addition, staff has provided copies of the various districts from the Storm Sewer
Layout Map contained in the plan.
In addition, projects outlined in the Bluff Creek Watershed Natural Resources Management Plan
as priority improvements were also incorporated in the investment plan.
ROADS
Road projects are arterial and collector roadways shown in the City's comprehensive plan. Cost
estimates are very preliminary, and except for Coulter Boulevard and Century Drive, are not
based on any feasibility studies. Many of these roadways are under the jurisdiction of other
governments and will be funded primarily with non-Chanhassen dollars. However, these
roadways are shown to provide an ideal of the timing of the project consistent with the city's
estimate of roadway needs. Specifically excluded from the projects is Highway 212.
COMMUNITY FACILITIES
Community facilities are those facilities that may be required to meet the level of services
required in the city in the future. No feasibility studies or engineer's estimates have been
incorporated. The City Hall/Library project represents a 10,000 and 15,000 square foot
expansion in 2005 and 2030 respectively.
Capital Improvement Element
November 11, 1997
Page 3
Due to the scope of the project, the detail sheets for each project were not completed. However,
the capital investment spreadsheet should provide the city with an idea of the magnitude of the
projects that will be necessary to provide services for residents and businesses in Chanhassen as
the city continues to develop.
REVIEW EXISTING POLICIES
The city may want to incorporate the goal that capital improvements be consistent with and
implement the goals and policies of the comprehensive plan.
1. Funds should be allocated for the replacement, maintenance or increased efficiency of
existing public facilities. Use of existing facilities should be maximized prior to investments
being made to expand existing facilities or construct new facilities.
*This policy is still applicable.
2. Capital improvement project proposals should generally be funded on the following priority
basis:
First Projects contributing to the public health, safety, and welfare.
Second Projects that will help maintain an existing public facility.
Third Projects that will make an existing public facility more efficient.
Fourth Projects representing an expansion of an existing public facility or
completion of a new facility.
*This policy is still applicable.
3. All funded capital improvement projects should be based on a fair and equitable distribution
of costs and benefits.
*This policy is still applicable.
4. In new developments, the developer will be responsible for applicable costs associated with
the installation of transportation facilities, utility systems, and recreational facilities.
*This policy is still applicable.
Capital Improvement Element
November 11, 1997
Page 4
5. High priority should be given to the acquisition of recreation and open space lands which are
identified in the land use and park plans and are eminently threatened by urban development.
*This policy is still applicable. Staff recommends that"eminently"be replaced by
"imminently."
6. Where appropriate, Chanhassen will continue to use its authority under the provisions of the
tax increment law to encourage desired development in areas consistent with the
comprehensive plan. Development costs within such areas should be covered by the
proceeds of the district and should not become a general obligation of the city.
*This policy is still applicable.
7. Capital improvements should not be funded until it is demonstrated that adequate future
funds will be available to cover operation and maintenance costs.
*This policy is still applicable.
8. Capital investments should not be made in areas that are premature according to the
comprehensive plan.
*This policy is still applicable.
RECOMMENDATION
Staff requests that the Planning Commission review the proposed capital investment plan and
provide staff with direction and comments regarding the updating of the comprehensive plan.
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!DATA3,393NDa:AA TSAVAT-ruP
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SURFACE WATER MANAGEMENT
III-D Prioritization of Improvements
Table III-Dl shows the City-wide prioritization list for all sediment and nutrient trap
improvements proposed in the SWMP. This prioritization was done looking at removal
efficiency, protection to key waterbodies and economical considerations. Most of the
improvements proposed in Table III-D1 in undeveloped areas will be driven by development
and will not take place until development occurs. Therefore, for those cases, the priority
table only ranks the water quality importance of the improvements, but not the phasing
schedule of which then would occur. On the other hand, proposed improvements in already
developed or semi-developed areas are independent from development. In these cases,
Table III-DI can be used as a good reference for future phasing schedule of improvements.
It is important that pond areas and wet volumes as presented in Appendix C are preserved
to ensure the level of treatment and pond efficiency necessary to protect priority
waterbodies. Improvement prioritization tables for each watershed district are presented
in Chapter IV "Surface Water System Description" of Part II - System Analysis of the
SWMP.
111-6 Swimwater Quality
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III-E Cost Analysis
Cost estimates of the stormwater quality improvements assumes an average excavation cost of
$4.00 per cubic yard and includes the costs of outlet structures and skimmer devices. Table III-
El shows a summary of the cost estimates for the water quality element of the SWMP. Total
costs include construction costs and engineering, administration, interest and contingency costs.
Easement and land acquisition costs are not included in the cost estimates. A more detailed
cost estimate on a per district basis is presented in Appendix C of Part I.
Table III-El
Cost Summary For Water Quality Improvements
Water Quality
Watershed District Name Improvement Costs
Lotus Lake $329,315
Lake Minnewashta 655,171
Lake Lucy 425,676
Lake Ann 113,883
Lake Susan 495,372
Rich Marsh Lake 126,486
Lake Riley 169.236
Bluff Creek 1,157,311
Lower Minnesota 175,531
Christmas Lake Area 35,492
Mitchell Lake Area 81,958
Minnehaha Creek Arca 102,737
Lake Hazeltine Area 248.209
Purgatory Creek Area 29,040
Total $4,075,420
•
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2020 Capital Investment Program
Project Description: Satellite Fire Station
Project Justification/Purpose: To provide coverage to the expanding southern portion of the City of
Chanhassen.
Projected Project Year: 2005
Estimated Project Costs: $1,000,000.00
Land Acquisition Requirements: V2 acre
Potential Funding Sources:
Location Map: Southern portion of city,exact location unknown at this time
Impacts on operation and maintenance budgets: Increase to fire department maintenance budget
Impacts on capital equipment budgets: Cost of project
Project Description: Add additional vehicle bay to west fire station
Project Justification/Purpose: To permit space for Waconia Ridgeview ambulance
Projected Project Year: 2003
Estimated Project Costs: $75,000.00
Land Acquisition Requirements: None
Potential Funding Sources:
Location Map: West fire station
Impact on operation and maintenance budgets: None
Impacts on capital equipment budgets:
Capital Improvement- Recycling,Household Hazardous Materials
A permanent recycling center location is needed to receive yard waste and recycling materials
from residents. Ideally,the location would be included as a part of the Public Works grounds to
take advantage of the security and site organization. The center would be a self-serve operation
with special event days in the spring, fall and winter for yard wastes and Christmas trees,
respectively. At the site, large roll-off containers labeled for cans,plastics,papers, glass, used
motor oil and filters,antifreeze and other materials as they become part of the program would be
available to residents. Yard waste drop-off would only be allowed at the seasonal events. A
wood chip bin filled with free wood chips would be supplied by the brush collected at the events.
Wood chips would be available for residents and city projects. For these events, a brush chipper
or tub grinder would be necessary and is included in the projected project budget.
Additionally, more space is needed to accommodate the large quantity of materials recovered
from the household hazardous waste(HHW)drop-off events. A 4,000 to 4,500 sq. ft. building
as proposed could house the large amounts of paints,pesticides, and other chemicals collected.
The building would be connected to the recycling center to maximize convenience for users.
For various reasons,private haulers do not meet the entire demand of residents' recycling needs.
At the temporary compost site at Bandimere Park,use has increased despite each resident's
opportunity for curbside pick-up of materials and resident use of the household hazardous waste
site at the City Public Works building has also been increasing each year. A recycling and
household hazardous waste center would serve as a transfer station for the materials and would
be an optimum component of the high level of city services offered to its residents.
Projected project year coincides with ents would be a e expansion r new construction of the roximately 10,000 sq. ftc5 000 fPublic
or HHWWorks
site. Total land acquisition requirem pP
and 5,000 for recycling.
Project costs based on 1997 prices includes:
• purchase of recycling containers, $6,000 per compartmentalized roll-off, at least two would
be needed;
• purchase of used oil container, $5,000;
• contract service of a tub grinder for brush, $12,000 annual;
• contract service for recycling, $200 per week;
• labor provided by public works staff on brush drop-off days,approximately$400 per event; ,
• cost of construction for HHW building, $360,000 for 4,000 sq. ft., $500,000 for 4,500 sq. ft..
Approximate total start-up costs: 4,000 sq. ft. bldg. $377,000
4,500 sq. ft.bldg. $517,000
Approximate total annual operating costs: $ 23,600
The recycling center costs of construction would be funded by the City. Operation costs would
be funded as the compost site hasbeen in the filter recovery
st,wouentirely
ld be funded by grant from the Office of
waste disposal grant. Used oil and
Environmental Assistance with a 25%match from the City. The Household Hazardous waste
would be funded with a 50%matching grant from Carver County.
Recycling Area
Household Hazardous Waste center adjacent
100 feet
leRecycling Recycling sed oil,filters Available wood
ontainer ontainer d antifreeze hip bin
ontainers
50 feet
Brush drop-off area adjoining Public Works 1
vehicular area. (pavement)
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GITY OF
cHANBAssEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937-1900 • FAX (612) 937-5739
MEMORANDUM
TO: Planning Commission
FROM: Kate Aanenson, Planning Director
DATE: November 12, 1997
SUBJ: Bluff Creek Overlay District
Please find attached the most recent draft of the Bluff Creek Overlay District.. You will note the
changes from the last draft in bold. An intent statement has been added as well as changes in the
definition. Staff has been working on the traditional versus the cluster development on the
Erhart property and will have that available for the meeting Wednesday.
612-3386838 HO I S I NGT'=IN V!OEGLEF 866 PO2 NO'.:' 12 'ST 15: 13
1 CITY OF CHANHASSEN
1 CARVER AND HENNEPIN COUNTIES, MINNESOTA
4 ORDINANCE NO. (DRAFT#3)
54
T y..
6 AN ORDINANCE AMENDING CHAPTERS , :K.xou.x:. 20 OF THE
7 CHANHASSEN CITY CODE, THE CITY'S ZONING
8 .10501.30*
:� ORDINANCES, ESTABLISHING THE BLUFF CREEK
9 0:" AY W 4 TED cuED DISTRICT
10
11 THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORDAINS:
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4.
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14
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26 E.!.—'.''' 1 "°$.`. t'.":",tig. .4 :eI Moo.: ;IA.; .> Q3.7:.xx«o- 8z .
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27 O * ` (yyy (S. I ::v, 1.4
28
29 % y xM .h, .. AARB: 08hR'a;.. R t�X LM • pri
30
31 arAmh
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34 .x� •
y -ttom'`E
35
36 SECTION 3. Section 20-1 of the Chanhassen City Code is amended by adding the
37 following definitions:
38
39 Cluster Development means a pattern of development that arranges the layout of
40 buildings on a compact area of the site so as to reserve a portion of the site for common
41 open space or green space that is protected in perpetuity.
42
43
1
612-3386838 HOISINGTON KOEGLER 866 P03 NOV 12 '97 15: 16
1 Ecosystem means a community of interacting animals,plants and microorganisms and the
2 physical and chemical environment in which they live.
3
-, o as "441.%a%x.%a%.%.%aro:a:x
4 Natural Habitat Area means an area that y. ^�;VP;gib . � �v..-
,Kx•- f�X fj •
... n..•K�LNixi� Ok-'-?� �l ,aa xv:
S
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6 x § ro _ore
estsFvf ,
7 wetlands,or endangered or threatened species habitat. ,
8
9 Primary Zone means the buffer zone that directly impacts Bluff Creek and/or its
10 tributaries. The primary zone, which is generally delineated in the Bluff Creek Watershed
11 Natural Resources Management Plan, is intended to be preserved as permanent open
12 space. (Map to be added)
13
14 Secondary Zone means the buffer zone that contains habitat areas that are valuable to the
15 delicate balance of the Bluff Creek ecosystem. The secondary zone, which is generally
16 delineated in the Bluff Creek Watershed Natural Resources Management Plan, is subject
17 to development limitations in order to minimize the impact of new development on the
18 Primary Zone. (Map to be added)
19
20 SECTION 4. Section 20-201 of the Chanhassen Code is amended by adding the
21 following special district:
23 BCW, Bluff Creek Watershed District
24
25 SECTION 5. Section 20-106 of the Chanhassen City Code is amended by adding
26 subparagraph (7) to read:
27
28 (7) Within the BCW district, meet the additional purpose, intent and standards of the
29 BCW district.
30
31 SECTION 6. Section 20-109 of the Chanhassen City Code is amended by adding
32 subparagraph (7) to read:
33
34 (7) Within the BCW district, the application shall also include:
35
36 A. Identified boundaries of the Primary Zone and Secondary Zone on a
37 drawing depicting existing conditions and on a site plan depicting the
38 proposed development pattern.
39
40 B. Calculations and/or drawings that identify the allowable density(number
41 of units or building coverage) under the Chanhassen City Code including
42 lands lying in the Primary and Secondary Zone. but exclu€1ift these-lands
2
512-338683: HOISINGTON KOEGLER 855 PO4 NOV 12 '97 15: 17
•
, a�`•
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2
3 7.77:777.5:1,1P7+7.4
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6
7
8 SECTION 7. Section 20-110 of the Chanhassen City Code is amended by adding
9 subparagraph(8) to read:
10
11 (8) Within the BCW district,consistency with the purpose, intent and standards of the
12 BCW district.
13
14 SECTION 8. Chapter 20 of the Chanhassen City Code is amended by adding Article
15 XXX to read:
16
17
18 ARTICLE XXX. BLUFF CREEK WATERSHED_ Y DISTRICT
19
20 DWISION 1,BC-Wiita,DISTRICT
21
22 Section 20 - 1460 Purpose.
23
24 The Bluff Creek Watershed Area and the development within it have a major influence
25 on environmental quality in the City and the region. Development within the corridor must be
26 designed with utmost sensitivity to the environment and the development pattern must be of a
27 quantity and quality other than what might occur in the absence of specific standards. The
28 purpose of the District is to:
29
30 (a) Protect the Bluff Creek corridor, wetlands,bluffs, and significant stands of mature trees
31 through the use of careful site design,protective covenants, sensitive alignment and design of
32 roadways and utilities, incorporation of natural features, landscaping, techniques outlined in the
33 City's Surface Water Management Plan, and the practices delineated in the City's Best
34 Management Practices Handbook.
35
36 (b) Encourage a development pattern that allows people and nature to mix spanning multiple
37 ecosystems. Development in the corridor should be ecologically designed and built around
38 natural features such as trees, wetlands, and bluffs. Significant natural features should impact
39 development rather than development impacting significant natural features. The natural
40 qualities of the corridor should be preserved to ensure sufficient habitat area
41 for wildlife.
42
43 (c) Promote innovative development techniques such as cluster development and open space
3
612-3386838 HOISINGTON KOEGLER 866 P05 NOV 12 '97 15:15
1 subdivisions to measurably reduce the amount of impervious cover compared to traditional
2 development practices resulting in significant portions of a site being retained as permanent,
3 protected open space.
4
5 (d) Foster the creation of a greenway connecting Lake Minnewashta Regional Park and the
6 Minnesota River Valley. The greenway will serve as an uninterrupted pedestrian trail, bikeway
7 system, and ;x.,. affording opportunities for recreation,education, physical fitness
8 and transportation.
9
10 a w:ax x.x�a'd.3R .�Q...vn���Q�Qa�x;. xsi:z`vxff<_.'xx3 M b x x xl�x,.x;�:'R',�t.x.x,:icxn��� kxS�'F ajS;)oi z:�?1r<xkF,xfy4xx�tR yqo
J _. aR �Q '�°. @ : iix% ¢ Mr 4$:.S:t 1 r c ccs Y k afto x x-•x
a:�:�>uxx?x�::.<rk. �'°� ��..�" 3E��.x x::ex. a.t�x.a ��x,-�.x$:. x.�' x.� :.�`x .:x�,���'"��'���r� x.:
€as ` 4t7 ' p7edn to i ' c s to 'a a ��s rtcn d:st €s:
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12 A:.,. ist a s�..,• �K0�. a�Wa
� .. x .•V "xxt � xqwiaxxx-> :
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14
15 (f.1o Vitz� xt«n Y.bx 4��x
e:.70,;‘,..,k„,:,-,,;,!.y,,
dax x3.C a•u•Y2.Y{)Q wxW�ai. t.�:Er.:y.^;'e<�3s, ,x•e� � %x « gH;xx xp7i jw-. '
t.
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16 Reo w - 4s Te" m1t {� s is
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17 ,g ala g
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18
19 Sec. 20- 1461 Intent.
20
21 The City intends that all development within the district should blend into the natural
22 environment while protecting Bluff Creek and sensitive land areas abutting and in the vicinity of
23 the watercourse and its tributaries. The criteria by which new development in the district shall be
24 judged are as follows:
25
26 (a) Consistency with all provisions of the Comprehensive Plan r the Bluff
27 Creek Watershed Natural Resources Management Plan, as amended from time to time; the
28 Surface Water i��ax '"s K $� .,r_r:.x
g ;,.: PreteetieH-Preffaiii; all provisions of the Zoning Ordinance and
29 Subdivision Ordinance not specifically overridden by the provisions of this district; and all other
30 applicable land use regulations.
31
32 (b) Preservation of the natural conditions found in the Primary Zone and to the greatest
33 extent possible, preserving significant resources and minimizing impacts in the Secondary Zone
34 through ,, cluster development and other practices which minimize the removal
35 of vegetation, minimize site grading, and application of practices found in the City's Best
36 Management Practices Handbook.
37
38 (c) Creation of a suitable balance between the amount and arrangement of open space,
39 landscaping, view protection,bluff protection, and vegetation protection and the design and
40 function of man-made features.
41
42 (d)Creation of an interconnected open space network that preserves migratory patterns for
43 wildlife.
4
512-3386838 HOISINGTON KOEGLER 866 P06 NOV 12 '97 15: 19
2 (e) Creation of an interconnected open space network that provides recreational and
3 educational opportunities for people.
4
5 Sec. 20— 1462 District Application.
6
7 The BCW district shall be applied or superimposed (overlaid) upon all zoning districts as
8 contained herein as existing or amended by the text and map of this ordinance. The regulations
9 and requirements imposed by the BCW district shall be in addition to
:thos
those established
for
10 districts which jointly apply. t .� h �:f.th eati :
11 # n0 ;, ax - • ..
-- - -
12 - , . ... . . . _.
13
14 Sec. 20- 1463 Boundary Delineation.
15
16 (a) Generally. Primary and Secondary Zones shall be subject to the requirements established
17 herein, as well as restrictions and requirements established by other applicable city ordinances
18 and regulations. The Bluff Creek Watershed regulations shall not be construed to allow anything
19 otherwise prohibited in the zoning district where the overlay district applies.
20
21 (b)Boundaries; maps. The Primary and Secondary zones include land that is generally
22 defined in this article and in the Bluff Creek Watershed Natural Resources Management Plan.
23 Boundaries as established by officially adopted city maps shall be prima facie evidence of the
24 location and type of watershed zone. The official maps shall be developed and maintained by the
25 planning department. The applicant shall provide appropriate technical information, including
26 but not limited to, a topographical survey, flora and fauna survey and soil data deemed necessary
27 for the city to determine the exact watershed zone boundary. The planning director shall make a
28 determination to maintain the officially designated watershed zone boundary or if the boundaries
29 need to be corrected on city plans and maps based upon the data that is supplied. Data for
30 watershed zone delineation shall be generated and provided by a qualified professional
31 specializing in watershed management, environmental science or other related profession. The
32 applicant may appeal the planning director's determination of the watershed zone boundary and
33 type to the city council.
34
35 Sec. 20- 1464 Impervious Cover and Slopes.
36
37 To the greatest extent possible,all development shall minimize the amount of impervious
38 surface by clustering development,using common access drives and utility corridors and
39 minimizing building footprint size. Roads, walkways, bike trails, and parking areas must be
40 designed parallel to natural contours with consideration to maintaining consolidated areas of
41 natural topography and vegetation. Management of surface run-off caused by impervious cover
42 shall be designed using practices delineated in the city's Best Management Practices Handbook.
43
5
612-3386932 HOISINGTON KOEGLER 866 P07 NOV 12 '97 15:2:=
1 Within the Secondary Zone of the BCW district, areas with average slopes exceeding 25%
2 shall be preserved in their natural state and maintained as permanent open space. Areas with
3 average slopes less than 25% but greater than 10% shall not exceed an impervious surface
4 coverage of 25%. Impervious coverage for areas where average slopes are less than 10% shall be
5 governed by the underlying zoning district.
6
7 Sec. 20- 1465 Bluffs.
8
9 Bluffs shall be preserved as provided for under Article XXVIII.
10
11 Sec. 20- 1466 Site Views.
12
13 Through environmentally sensitive design such as"terrain adaptive architecture"(see Figure
14 1.), landscaping and site planning, site views both to and from the BCW district shall be
15 preserved and enhanced to the greatest extent possible so as to maintain views that reflect and
16 protect the natural beauty of the BCW District. Special attention should be given to views that
17 are highly accessible to the public such as scenic overlooks,ridges and trails. Clustering of
18 development away from natural overlooks is encouraged.
Develop terrain-adaptive •
architecture for steep slopes.
-On steeply sloping sites,the —'I II -f tie'`i1�.='fes _ _.o •
propsed building should step sil a� :�"rtU 14. ,1y. "tr•
down the hillside. ='�."..I"' "- ! Ems, -•
j' Side garage4,"':�
- access requires less •v . T .I
• `�';,�_ • site disturbance. f*�,�ism:
Terrain-Adaptive Architecture
19
20 Figure 1. "Published in APA PAS Report#466"
21
22
23 Sec. 20- 1467 Density C1l Trani€er.
24
tran—e>I shall be allowed as a tool to facilitate cluster development
25 4400iDensity
26 within the Bluff Creek corridor. Density KOMElii transfers may be used in areas where portions
27 of the site are unsuitable for development because of the location of the Primary Corridor.
28 Density c u'telag transfers shall not be allowed for areas that are otherwise considered
29 unbuildable due to wetlands, lakes and other areas not suitable for building purposes.
30
31
6
612-338.6838 HOISINGTON KOEGLER 866 P08 NO0 12 '9" 15:20
1 In areas where density ereflits-are aiiiki44 applicable, density may be transferred to
2 unconstrained parts of the site within land included in the Secondary Corridor, subject to the
3 restrictions of this ordinance, and within land lying outside of identified}corridor areas.
4 Additionally, the following conditions may qualify for density ait g transfers:
5
6 a) Land slopes in the Secondary Zone that exceed 25%on average.
7 .,„, 'a
t�rRk t:foxX 0wS " Zx' x
9
10 c) Land with suitable natural habitat to endangered or threatened species or a fragile
11 ecosystem.
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12 Traditional Development Pattern "Designing Open Space Subdivisions. Randall Arendt"
13
14
7
612-3385838 HOISINGTON KOEGLER 866 P09 NOV 12 '97 15:21
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1 Cluster Development "Designing Open Space Subdivisions, Randall Arendt"
9
3
4 Sec. 20— 1468 Standards and Guidelines for Single-Family Attached or Cluster-Home
5 PUDs.
6
7 Single-family attached,cluster,zero lot line, and similar dwelling types shall only be allowed
8 on sites designed for low, medium or high density residential uses by the City of Chanhassen
9 Comprehensive Plan.
10
11 Sec. 20 - 1469 Natural Habitat Preservation.
12
13 a) Natural habitat areas within the Primary Zone shall be preserved as permanent open
14 space. Any development that occurs shall be directly related to the continuous greenway along
15 the creek from the Minnesota River to Lake Minnewashta as outlined in the Bluff Creek
16 Watershed Natural Resources Management Plan.
17
18 b) Where possible, any disturbances of natural habitat areas within the Secondary Zone shall
19 be avoided. Any alterations to the natural habitat within the Secondary Zone shall adhere to the
20 practices delineated in the city's Best Management Practices Handbook.
21
22 Sec. 20- 1470 Natural Habitat Restoration Plan
23
24 If natural habitat areas located within the Secondary Zone will be disturbed during any stage
25 of development, the applicant shall submit a detailed plan identifying the resources that will be
26 disturbed and a corresponding restoration and/or mitigation plan. Such restoration might include
27 wetland mitigation and replanting of habitat significant to endangered and threatened species.
8
S17)-3.388.38 HO I E I NGTON KOEGLER 666 P10 NO'J 12 "97 15:22
1
2 Sec. 20 - 1471 Open Space Requirements.
3
4 Open space shall comprise 100% of the area located within the Primary Zone. The City will
5 establish the boundary for the Primary Zone using data provided by the applicant.
6
7 Sec. 20 - 1472 Structure Setbacks.
8
9 All structures shall be setback a minimum of 40 feet from the Primary Zone. No disturbance
10 of the site shall occur within the first 20 feet of such setback.
11
12 SECTION 9. The boundaries of the district established by this chapter are delineated on the
13 zoning map; the map and all notations, references, and date shown thereon are hereby adopted
14 and made part of this chapter and will be on permanent file for public inspection at the
15 Chanhassen City Hall.
16
17 SECTION 10. This ordinance shall be effective immediately upon its passage and
18 publication.
19
20
21 PASSED AND ADOPTED on this day of December, 1997,by the City Council of the
22 City of Chanhassen.
23
24 ATTEST:
25
26
27
28
29 Don Ashworth, City Manager Nancy Mancino, Mayor
30
31
32 (Published in the Chanhassen Villager on )
9
APPENDIX A
CITY OF CHANHASSEN-BLUFF CREEK ENVIRONMENTAL CORRIDOR
WILDLIFE SPECIES LISTING FOR UPLAND FORESTED NATURAL COMMUNITIES
SPECIES COMMONLY OBSERVED OR LIKELY TO BE PRESENT
Mammals: White-tailed deer(Odocoileus virginianus) • Eastern chipmunk(Tamius striatus)
Gray fox(Uricyon cineoargenteus) S.flying squirrel(Glaucomys volans)
Red fox(Vulpes vulpes) Gray squirrel(Sciurus carolinensis)
Common raccoon(Procyon lotor) Masked shrew(Sore.x cinereus)
Eastern cottontail(Sylvilagus flor idanus) Eastern mole(Scalepus aquaticus)
Deer mouse(Odocoileus vrrgu:urnu ) N.short-tailed shrew(Blarina brevicauda)
Coyote(Canis latrans)
Birds: Black capped chickadee(Parw atricapillus) Eastern wood-pewee(Contopus virens)
White breasted nuthatch(Sitta carolinensis) Grt crested flycatcher(Myairchu scrinirus)
Blue jay(Cyanocitta cristata) Yellow-throated vireo(Vireo flavifrons)
Downy woodpecker(Picoides pubescens) Red-eyed vireo(Vireo olivaceus)
Great horned owl(Bubo virginianus) Ovenbird(Seiurus aurocapillus)
Barred owl(Strix varia) Scarlet tanager(Piranga olivacea)
Least flycatcher(Empidonax minimus) Veery(Catharus fuscescens)
Wild turkey(Meleagris gallopavo) Wood thrush(Hylocichla mustelina)
Red-tailed hawk(Buteo jamaicensis) Yellow bellied sapsucker(S. varius)
Amphibians/reptiles: Blue-spotted salamander(A. laterale) Eastern gray treefrog(Hyla versicolor)
American toad(Bufo americanus) E.garter snake(Thamnophis sirtalis)
Spring peeper(Pseudacris crucifer) Wood frog(Rana sylvatica)
ENDANGERED,THREATENED OR SPECIAL CONCERN SPECIES
THAT MIGHT OCCUR IN THE VICINITY OF BLUFF CREEK
Mammals: Eastern spotted skunk(Spilogale putoris)
Birds: Red-shouldered hawk(Buten lineatus)
Louisiana waterthrush(Sciurus motacilla)
Amphibians/Reptiles: Fox snake(Elaphe vulpina)
Bullsnake(Pituophis melanoleucus) •
Milk snake(Lampropeltis triangulum)
Blue racer(Coluber constrictor)
'31:irt Cree ,,citers lecl Ilcltifro! RescilI.•ce> lctgenle;. -
_..-_. it=s.i ar
4,
a
4,,
APPENDIX B
la
CITY OF CHANHASSEN -BLUFF CREEK ENVIRONMENTAL CORRIDOR
fi
WILDLIFE SPECIES LISTING FOR WETLAND COMMUNITIES
SPECIES COMMONLY OBSERVED OR LIKELY TO BE PRESENT
Ili
il Mammals: Muskrat(Ondatra zibethicus) Masked shrew(Sorex cinereus)
Common raccoon(Procyon lotor) Northern short-tailed shrew(Blarina brevicauda)
Beaver(Castor canadensis) Meadow vole(Microtus pennsylvanicus)
Mink(Mustela vison) Meadow jumping mouse(Zapus hudsonius)
ilStriped skunk(Mephitis mephitis)
Birds: Canada goose(Branta canadensis) Swamp sparrow(Melospiza georgiana)
Mallard(Anas platyrhynchos) Red winged blackbird(Agelaigus phoeniceus)
1
Sora(Porzana carolina) Least bittern(Ixobrychus exilis)
American coot(Fulica americana) Virginia rail(Rallus limicola)
Marsh wren(Cistothorus palustris) Black tern(Chlidonias niger)
Common yellow throat(Geothlypis trichas) Yellow headed blackbird(X.xanthocephalus)
American goldfinch(Carduelis tristis)
1
Amphibians/reptiles Tiger salamander(Ambystoma tigrinum) Green frog(Rana clamitans)
American toad(Bufo americanus) Northern Lepard frog(Rana pipiens)
11. Spring peeper(Pseudacris crucifer) Painted turtle(Chrysemys pitta)
Chorus frog(P.riseriata) Eastern garter snake(Thamnophis sirtalis)
11 ENDANGERED,THREATENED OR SPECIAL CONCERN SPECIES
THAT MIGHT OCCUR IN THE VICINITY OF BLUFF CREEK
R.
Mammals: (None listed)
ill 1 . _-
Birds: American bittern(Botaurus lentiginosus)
Common moorhen(Gallinula chloropus)
Amphibians/reptiles: Blanding's turtle(Emydoidea blandingii)
J1 Snapping turtle(Chelydra serpentina)
El
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UU
Appendix C—Bluff Creek Environmental Corridor Common Plant Species of Natural Communities
Resource:Minnesota's St.Croy(Rrver Valley and An Sandplain:A Gude to Nauve Hao'crs.Minnesota Department of Natural Resources•Natuna!Heritage PrOfl1 1i
CHANHASSEN PLANNING COMMISSION
REGULAR MEETING
NOVEMBER 5, 1997
Vice Chairman Joyce called the meeting to order at 7:10 p.m.
MEMBERS PRESENT: Ladd Conrad, Alison Blackowiak, Allyson Brooks, Kevin Joyce, and
LuAnn Sidney
MEMBERS ABSENT: Craig Peterson
STAFF PRESENT: Kate Aanenson, Planning Director; Cynthia Kirchoff, Planner I; Sharmin
Al-Jaff, Planner II; and Dave Hempel, Asst. City Engineer
BUELL CONSULTING IS REQUESTING A SITE PLAN REVIEW FOR AN
ACCESSORY BUILDING FOR CELLULAR TOWER EQUIPMENT. THE ANTENNA
WILL BE LOCATED ON THE WEST 76TH STREET WATER TOWER.
Cynthia Kirchoff presented the staff report on this item.
Joyce: Thank you. Are there any questions for staff at this time?
Blackowiak: Mr. Chairman, I have a quick question. The building that's currently on there, or
being built, it says in the report that it had a pitched roof and I was out there today and I did not
see a pitched roof. It is being in the process of being put on or?
Kirchoff: On the plans for the Nextel building, it does have a pitched roof.
Blackowiak: No, not the Nextel building. The building that's right, the U.S. West building. I
did not see a pitched roof.
Kirchoff: According to the plans that we have, it appears to have a pitched roof. That's what we
based the recommendation on. It does have a slightly pitched roof for the ice and water.
Blackowiak: How do you define pitched then? I mean like less than 12 inches or?
Kirchoff: Well it doesn't have a flat roof. It's a pitched roof.
Blackowiak: In the center?
Kirchoff: Yeah.
Blackowiak: Okay. It wasn't apparent. I mean I went to the street but there was construction
there and it was kind of,they were working on it so I didn't dare go back there so. I just didn't
see any pitched roof so. Okay.
Sidney: That was the same question I had. You know what kind of pitch are you talking about.
Similar to the U.S. West?
Kirchoff: The plan shows this is the U.S.West shelter...
Aanenson: The pitch is probably...side of the building...
Joyce: Okay. Is the applicant here and like to address the Planning Commission? State your
name and address and company please.
Bill Buell: Yes. Mr. Chairman, members of the commission, my name is Bill Buell. I'm with
Buell Consulting and we represent Nextel Communications whose address is 9401 James
Avenue in Bloomington. And I don't have a lot to add. Maybe I can explain the pitched roof.
The existing U.S. West building is a very similar building to the building that we have, that we're
planning to use. There is a pitch on the roof of about 2 inches over across the width of the roof.
I believe the plans I saw of the U.S. West building showed a pitched roof that is a metal ice
bridge. It's going to be a metal roof, as I understand it, and it doubles as to look like a pitched
roof but it's also to protect from falling ice from the water tower. We don't feel that's necessary
because when the tank is full of water it doesn't create ice and our building, even if there was ice
to fall, it would not penetrate our roof. Our building is built with an ice resistant roof. And I've
read the report and we agree with the report. We are willing to change our landscaping plan.
Although I would ask that we not be required to put a pitched roof on our building because we
don't need the ice protection and I think that the way the buildings are arranged, if I could, let's
see I have mine on a 8 %z x 11. Can I put that on the? This is the site plan. For the view from
the road, if we had a flat roof, the view you would get from all the buildings would be of just a
flat,or you know the horizontal side. And so our flat roof wouldn't look out of place. If you
look at it from a side view, it's the same idea. Because of the way our building is turned, I don't
know if it would make that much of a difference if it's pitched or flat. We've also already
ordered the building and they take 6 to 8 weeks to arrive and that would set us back quite a while.
Because the buildings come flat,just like the U.S. West roof, or U.S. West building.
Joyce: Is this an aesthetic situation or?
Aanenson: I believe so. We tried to make it residential in character to match the
neighborhood...
Joyce: And you're saying this would set your timing back?
Bill Buell: Yes it could if we needed to order a new building and we're not sure if we can just
add a pitched roof to the building we have.
Joyce: Okay.
•
2
Bill Buell: Then as far as the landscaping plan, of this plan, the plants chosen were chosen to
match up with the U.S. West landscaping plan. We agree that the dwarf arborvitae probably
would not provide the screening that the upright 4 to 6 foot plants would provide so we're
willing to change those. Although I think the number should probably be reduced. I don't know
if they would all fit in there because the midgets are so much smaller in diameter. So perhaps if
it's approved, the landscape plan, the number of plants could just be as approved by staff. I mean
we're certainly willing to try to jam them in there but I think it would look, it would cover up the
nice rhododendrons and the potentilla. I think we should change the arrangement a little bit so
you can take advantage of those.
Joyce: I don't see a number in the report. Is there just?
Bill Buell: The plan we submitted calls for 22 of the midget arborvitae. But if we go to 4 foot or
6 foot uprights, they would, I don't think they would fit in. The 22 wouldn't fit in there. But I'm
just asking, we don't need to, I don't think we need to decide on a number. We'd be willing to
go along with whatever staff recommends.
Joyce: I think a recommendation is that the landscape plan be revised to accept what we need as
far as the arborvitae. Any questions for the applicant? Thank you very much.
Bill Buell: Thank you. Do we need to call this for an open?
Aanenson: No. You can ask if there's anyone here to speak but technically it's not a public
hearing.
Joyce: It's not a public hearing.
Aanenson: But there may be people here. We did notify people so...
Joyce: Oh okay. Is there anybody in the audience who would like to speak regarding this issue?
Okay. So we bring it back to the Planning Commission then? All right. LuAnn.
Sidney: Okay. Well I guess I have a question for staff about the pitched roof. If this is an
aesthetic thing, in this case, how well shielded are the buildings from the neighborhood at this
point? I'm sorry I didn't go out and look at the site but is it really going to make a difference
whether or not the roof is pitched?
Kirchoff: The buildings are immediately adjacent to a garage. They will be noticeable. We just
wanted to make it more neighborhood like rather than utility building with a flat roof.
Sidney: Do you stick with your recommendation for a pitched roof? If it is visible...concerned
about that along with staff. And then also I guess about the landscaping. Just...make the number
of plant materials.
Joyce: Yes, thank you. Ladd.
3
Conrad: Nothing to add. I agree with the staff report. I think the applicant should work with the
staff to revise the landscape plan. I agree with the applicant, we don't need to cram in more than
what's necessary.
Joyce: Any problem with the pitched roof or keep it the way it is?
Conrad: I think we should keep it pitched. I think that's real important.
Joyce: 1 think so, yeah.
Conrad: I just can't believe that a minor, we're not talking about a major pitch and we're not
talking about a major building. I can't believe that's going to delay anything. But regardless, if
it is or not, we should have a pitched roof there.
Joyce: Alison.
Blackowiak: I agree with...I don't have anything new to add.
Brooks: I don't have anything to add either.
Joyce: I basically echo those feelings. I'm glad to see the co-locating on the site. And I just
think that once we get involved in this situation with these antennas, that we have to keep an idea
of what we're doing in the neighborhoods and keep the aesthetics up on some of these buildings
that are going to need to house this equipment so I'm going to go along with the staff on this. So
we need a motion.
Sidney: I make a motion that Planning Commission approve the site plan for the construction of
an accessory building for cellular antenna with the following conditions, 1 through 3 in the staff
report.
Joyce: Thank you. Can I have a second?
Brooks: I'll second.
Sidney moved, Brooks seconded that the Planning Commission recommends approval of
the site plan for the construction of an accessory building for a cellular antenna with the
following conditions:
1. The applicant shall enter into a lease agreement with the City.
2. The building shall incorporate a pitched roof.
3. The landscape plan shall be revised.
4
All voted in favor and the motion carried.
PUBLIC HEARING:
CONDITIONAL USE PERMIT FOR THE OPERATION OF A HAM RADIO TOWER
ON PROPERTY ZONED A2,AGRICULTURAL ESTATE DISTRICT AND LOCATED
AT 1905 STOUGHTON AVENUE, STEPHEN KUBITZ.
Cynthia Kirchoff presented the staff report on this item.
Joyce: Thank you. Any questions for staff? Is the applicant here? Okay. Why don't we open it
up to a public hearing. Can I get a motion to open it to a public hearing?
Conrad moved, Blackowiak seconded to open the public hearing. The public hearing was
opened.
Joyce: Thank you. Would anybody like to discuss this in front of the Planning Commission?
Then I make a motion to close the public hearing.
Sidney moved, Brooks seconded to close the public hearing. The public hearing was closed.
Joyce: Ladd?
Conrad: Nothing. Now that we have the National Weather Service here, I always like a back-up
for them. No. No comments.
Blackowiak: No comments.
Brooks: No comments.
Sidney: One comment.
Joyce: Oh, okay.
Sidney: I guess, when I saw condition to the applicant,let's make the tower inaccessible. I guess
I thought well,we need to be more specific. For climbing and add that as part of the condition
because inaccessibility implies you can never have access to it which you may need to at some
point. So that would be my one comment.
Joyce: Sounds good to me. Can we have a motion please?
Brooks: I move the Planning Commission recommends approval of the conditional use permit
for a 64 foot ham radio tower upon the fmdings presented in the staff report, and the following
stipulations with 1 through 4 with 2 being amended to say the applicant must make the tower
inaccessible for climbing.
5
Joyce: Is there a second?
Blackowiak: Second.
Brooks moved, Blackowiak seconded that the Planning Commission recommends approval
of the Conditional Use Permit for a 64 foot ham radio tower upon the findings presented in
staff report and the following:
1. The applicant must obtain a building permit. Engineering design for radial ice and tower
structure is required for the permit.
2. The applicant must make the tower inaccessible for climbing.
3. Compliance with Section 20-915, amateur radio tower standards.
4. The applicant must obtain a building permit when the tower is increased from 48 feet to 64
feet in height.
All voted in favor and the motion carried.
SITE PLAN REVIEW FOR A 5,300 SQ. FT. BUILDING FOR A FAMOUS DAVE'S
RESTAURANT PROPERTY LOCATED AT THE NORTHEAST CORNER OF
HIGHWAY 5 AND GREAT PLAINS BLVD.WITHIN THE VILLAGE ON THE PONDS
DEVELOPMENT,LOTUS REALTY SERVICES.
Sharmin Al-Jaff presented the staff report on this item.
Joyce: Is that 11 conditions now? Is that what we're talking about or 15? 16? It's the circled
ones.
Al-Jaff: It's 12.
Joyce: Excuse me, 12. Yeah right. 12 conditions, okay. On the amended number 5,you have
revised parking lot layout.
Al-Jaff: Correct.
Joyce: I didn't see that in the report.
Al-Jaff: It's in, it is an attachment to a memo from David Hempel and this is the plan.
Joyce: Okay, that's it? That's it? Okay. All right. All right, are there any questions for staff at
this time?
6
Sidney: Sharmin? I guess to the parking lot. Could you go over the changes. I guess I couldn't
really tell on the drawing what the changes were.
Al-Jaff: Dave, do you want to address that?
Hempel: Sure. Maybe I can just throw it up. The proposal is to have a curvilinear drive aisle to
a very large open area...Famous Dave's. In this area here. Staffs proposed to modify that area
so that to...
Joyce: So you're getting rid of the sidewalk?
Hempel: No. Just move it over. It's actually.
Joyce: Oh, I see. Okay yeah. I see it now. Straightening it out. Okay.
Hempel: There's a very sharp curve as well with this...
Joyce: Slows everything down. Okay. Thank you. Does that answer it?
Sidney: Yes.
Joyce: Anything else? Questions? Questions for staff?
Brooks: At this point I don't.
Blackowiak: No. Not at this point.
Joyce: Kate? Is this a public hearing?
Aanenson: No. You actually held your public hearing and closed it but if you wanted to take
public comment, that's fine.
Joyce: No, that's all right. Since we tabled it we're just getting them.
Aanenson: You still have the right to open it again but you did hold the public hearing.
Joyce: Is the applicant here and like to address the Planning Commission?
Vernelle Clayton: I'm Vernelle Clayton and we'll just kind of go backwards a little bit. Since
you talked about the drive aisle,just so you know where we were coming from it and where
we're coming from it now. We'll make the change if you wish but it was done deliberately.
What he was trying to correct was done deliberately so that we're trying to avoid having traffic
swishing around through the area so that was a traffic calming technique that was. He's trying to
open it up. I mean if he thinks it should be opened up, we're not going to have a big problem
with it. I just wanted to explain what we were doing. Cutting up and around...
7
Joyce: The way I understand it Dave is you're going to slow the traffic down by doing this,
aren't you?
Hempel: In either case you would be slowing traffic down.
Joyce: Well I mean obviously we're doing this to slow traffic down. Isn't that the purpose of it?
Hempel: Well it's to function better and more defined. Define better the traffic aisle. With the
previous or the site plan that you have before you, it's kind of a wide open area to be turning
there. Where this defines the path of the traffic better.
Joyce: My opinion is a car can go around a curve easier than if it has to go like this. So that's
my opinion.
Vernelle Clayton: That's why we had done it that way so you couldn't,actually you came up and
you kind of had to drive around instead of...but we're not here to...just to explain it. We have
what we think is a really nice plan to talk with you about tonight. I think though before we get
into that, and so when we're done talking about the elevations,we can be done, I will just say
that with respect to the landscaping. I'm not really going to spend much time on it unless you
have questions but I'd be happy to answer questions. It gets a little confusing because we've
complied with some of the conditions and so what you see doesn't relate to what we're asking
anymore in a couple cases but we're,while it does also get confusing in the development
agreement, sometimes when it's already been accomplished, I think we'll work with staff with
the understanding that for example one of the conditions is that we replace the coniferous trees
with deciduous. So let's work with that so we have a development agreement that states clearly
what we're doing. And with that we're comfortable with the conditions. We've got three folks
here that are involved with Famous Dave's and we have Mika Milo who is the architect. We'll
let Mika perhaps come up and explain what he's done and I'll say goodbye.
Joyce: Okay.
Mika Milo: Mika Milo,architect at Milo Architectural Group in Eden Prairie. This is my
pleasure to present this plan of that second or third go around on that Famous Dave's Restaurant.
We really appreciate the good input that we received from you at the last session we had. I think
it was very appropriate. We have been working with their existing prototypical design, which is
nothing wrong with that. It just did not quite fit with the Village image that we had projected
from the beginning and striving for and we have been a little bit twisting and tweaking that
design and trying to do something we thought maybe something sufficient but then really we
realized more and more through the presentation last time that it really needs a little bit more of a
fresh approach in the design. And that's what we did basically. We said okay. What do we
really would like that to look for the Villages on the Pond,and just kind of tried to, for the
moment leave the design on the side. However,we had to still to observe the function of that
restaurant and the floor plan that has been really worked out very well for many years for all
these locations that they have so we worked with the floor plan. We almost did not touch the
8
floor plans still so we, that and the floor plans certainly determines the architecture to a great
extent. We also have maintained some, tried to maintain some sense of warmth that they are
trying to achieve through use of the wood and so I think that the overall colorful add here on the
building is suggesting that type of warmth still is there. And that also works well in the Villages
because if you remember the building#4, or I mean the retail building next door and the other
buildings that we are showing always in presenting the Village, I think that they are showing a
nice variety in the forms and materials but still projecting some human scale and feeling and
warmth and that's we are trying to achieve with that building as well. That materials that we
used, we are still using wood siding to great extent. However, we are covering that with a solid
stain which is going to be a departure from the initial design that they had really a woody,woody
design like a north woods shack in the woods or so. That was more like that type of design but
did not fit very well for the Village. Then we also had the last time we had...was here that the
building was looking more like, and still like a Wyoming. Small cowboy town or something like
that. Very rustic and so we were really departing from that. I think we now have, we are using
wood siding. We are using the stucco. There is no more block here that you see around
anymore. It used to be block and wood basically was, where now it is wood that is heavily
covered with stain and also there is no block. It's stucco and the nice and warm and
checkerboard like a roof shingle. Asphalt shingle roof that is grayish but has also some of the
yellow and blue so that I think it provides a nice blend and is going to be similar to our...that we
were trying to develop here. I don't know whether you have seen that. Pardon?
Joyce: It was fine right there.
Mika Milo: But how about...
Joyce: That's fine. I wanted to see the materials for sure. Do you have the other two elevations
like this Mika?
Mika Milo: Now the two elevations. We do have but didn't color all of them. I mean you have
the elevations but they're the back side where the kitchen is and these are the two main
elevations that we colored that. But the other two sides will be equally good looking and the
same coloring following up and I mean we can color up the other two elevations. We just felt
that this sufficiently depicts the intent and the color coordination. The overall building is more
of a quiet background. There are no strong colors on the building itself. The stucco is light
beige. Wood is some kind of a grayish,beige color and the roof is also gray and some beige in it.
So it's fairly a neutral building background but then we use the awnings to again have a, give
really a spark and a contrast. The awnings is a warm yellow, slightly orange but I would say
more gold yellow awning with some red vertical stripes. That would be on the front portion of
the building. We are suggesting on the back side where the kitchen is,just to have
awnings...back side of that building now anymore.
Joyce: Are those cloth awnings? Is that what they are?
Mika Milo: Yeah, cloth awnings. Yes. Maybe in brief to say, oh. We have another...that you
see on the material board is some blue green type of dark blue green accent color here on the
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windows, as well as the exit doors which would seen also a very heavy...so that is unusual door.
I think it fits well and emphasize the exiting. That's the end of the story. I hope that this time we
did a better job in starting practically from scratch and coming up with that scheme that I believe
really works well with the Village and with the surrounding area.
Joyce: Okay. Are there any questions for Mika?
Sidney: I have a question. I was wondering about the ventilation and you know, fans and air
conditioning units. Are they going to be on the roof and if they are.
Mika Milo: They are in the kitchen area on that flat roof area which has a parapet and are hidden
completely from any view. There is no way you can see them.
Sidney: Okay.
Blackowiak: No questions right now.
Joyce: I have a quick question. On the south elevation you have some wood paneling and then
the stucco, I'm looking at here. My copy. I'm just curious. It looks like the wood paneling is
kind of an afterthought.
Mika Milo: I see...stucco face with the accent doors and also maybe...and the yellow and the
yellow awnings. I just felt that just leaving plain stucco with these two vertical glass elements
would not be enough. I felt, I just felt that it is good idea to have these two vertical elements
with the wood siding and bring some...symmetry and proportions to that back side...I think it
could work well with just plain stucco but.
Joyce: I agree with you. It's just that it caught my eye.
Mika Milo: ...add the detail because the detail is the key for our Village. We want to have
variety...
Joyce: The other question I had is, is there an outside dining area,a patio area or anything
incorporated into this?
Mika Milo: Yes. Definitely the front area of the building and facing the lake from here to...here
is the entry side here from the parking. This is the...but it is definitely an integral part of the
building. You don't see anymore than...
Joyce: So they'll have seating out there and you'll be able to enjoy the pond. Okay. Great.
Thank you very much. This isn't a public hearing but anyone else would like to address the
Planning Commission on this issue right now,certainly feel free to stand up and let us know your
point of view. No? Okay. We'll bring it back to the commissioners. Allyson.
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Brooks: I think this is a vast improvement. I really,really like the building. I think it's still fun
like Ladd wanted the buildings to look like. I wanted to make the point that Vernelle had said
that when we signed up for the Planning Commission we didn't sign up to be architects. Well,
that's not true. We signed up to be architects and naturalists and historians and
environmentalists and transportation planners and I think this really shows that when we draw
the line in the sand, especially over something like architecture,the incredible improvements that
we get, and I think this building not only will make us much happier,but I think it will make
your planned unit development much better and it fits much better with the design standards. It's
still a fun building and in deference to Dave's barbecue shack,I still think you get the feeling of
the road house. Of the barbecue shack with a really nice architectural design. Thanks Milo.
You did a nice job.
Joyce: Alison.
Blackowiak: I don't have that much to add. I totally agree with what Allyson said. It's a big
improvement. It's much better than the plan we saw last time. I like the colors a lot better. I
think it fits more of what we're looking for in the Villages on the Pond and since this is along
Highway 5, it's important that we have a nice looking building and I think you've accomplished
that.
Sidney: Looks great. Thanks Milo. Good job and I think the City will be real pleased with the
architecture.
Mika Milo: ...from everybody...
Sidney: Absolutely.
Joyce: Yeah, I don't have much to add. I think that what you did is it looks like you've given the
added value to the building and we're going to go through this time and again so don't take
anything personally when we feel that we have to kind of work on this but it is a vast
improvement. I'm proud of having a part of the Villages on the Pond. So with that,we can
make a motion and get this moving along.
Brooks: I move that the Planning Commission recommends approval of Site Plan#97-11 for a
5,300 square foot building on Lot 1,Block 1, Villages on the Ponds 2"d Addition,plans prepared
by Milo Architecture Group dated 10/20/97, subject to the following conditions. Conditions 1
through 8 with the extra conditions that were handed to us, 1, 4„5 and 7.
Joyce: Okay. Can we get a second on that?
Blackowiak: I'll second that.
Brooks moved, Blackowiak seconded that the Planning Commission recommends approval
of Site Plan #97-11 for a 5,300 square foot building on Lot 1, Block 1, Villages on the Ponds
1I
2"d Addition, plans prepared by Milo Architecture Group, dated 10/20/97, subject to the
following conditions:
1. The developer shall enter into a site plan agreement and provide the necessary security
required by the agreement.
2. Add three ornamental trees to the north side of the building.
3. Add 3 overstory trees to parking lot landscaping plan: one on each side of the trash
enclosure and one in the northwest corner of the parking lot. Enlarge islands on either side
of trash enclosure to include planting space for trees. Enlarge landscape island at the north
end of the parking lot to accommodate trees. Landscape islands less than 10 feet in width
must have aeration tubing installed with the trees.
4. Change 5 spruce trees to 5 deciduous trees on west side of building.
5. Add landscaping(shrubs or hedges) to north side of property to screen parking lot from
Highway 5.
6. The applicant shall provide detailed sign plans for staffs review and approval. A separate
sign permit shall be applied for by the applicant.
7. Lights that do not appear on the elevations plan shall not be permitted on the building.
8. The eyebrow window along the east elevation shall match the other windows and contain
the same decorative element.
9. The applicant will need to develop a sediment and erosion control plan in accordance with
the City's Best Management Practice Handbook and the Surface Water Management Plan
requirements for new developments. The building setback line and erosion control fencing
shall be denoted on the final grading and drainage plans prior to issuance of a building
permit. The plan shall be submitted to the City for review and formal approval.
10. The sanitary sewer and water lines and storm sewer on the site will be privately owned and
maintained by the property owner and not the City. The contractor will be responsible for
obtaining the appropriate sewer, water, and plumbing permits from the City's building
Department. Cross access easements for the utilities and driveways shall be dedicated over
the lot.
11. Revise the parking lot layout per staffs design(see attached).
12. A building permit shall not be issued until the final plat of Villages on the Ponds 2"d
Addition is recorded and the access driveway meets fire code requirements.
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All voted in favor and the motion carried. (Ladd Conrad removed himself from the
Commission for comments and voting on this item.)
APPROVAL OF MINUTES: Blackowiak moved, Sidney seconded to note the Minutes of the
Planning Commission meetings dated September 17, 1997 and October 15, 1997 as presented.
All voted in favor and the motion carried.
ONGOING ITEMS:
Aanenson: Yes, our next meeting on the 19`h. We have moved ahead the car dealership issue
and that's tentatively still on for a discussion item. We also have a public hearing scheduled for
Bluff Creek overlay district, depending on...more discussion tonight. And also taking another
element of the comprehensive plan... And also we have Pillsbury's requested a silo for flour so
they've...
Blackowiak: We've got one over at Villages.
Joyce: I was going to say, put it in Villages.
Aanenson: ...60 feet tall so I think it needs to come through the Planning Commission.
Brooks: This is over by their plant?
Aanenson: On Audubon, correct. So that should, that would be...Council action last time, the
only issue that was planning related was related to the...issues were addressed to make sure we
kind of scoped what they wanted. My recommendation is that it come back to the Planning
Commission based on the fact that...for the first one in December.
Brooks: Is that historic district...historic preservation office or is that just a local?
Aanenson: That's a local thing. There is no architecturally significant... What it is is really...St.
Hubert's Church and old City Hall maybe but we're talking about roots of the community...
changing that old St. Hubert's...Pauly/Pony/Przymus site and taking... That was identified in the
Vision 2002 and we've kind of talked about some, maybe some additional standards... We
wanted to get your insight and really... And I did also put some articles in...
Joyce: I missed the last meeting. Did we get a Planning Commissioner? Did we decide on
somebody?
Aanenson: That's scheduled for November. Thank you. That one is scheduled for a work
session...on November 17`h. And then also, on December 15th I'll be sending you...there's going
to be discussion on the road connection south of Highway 5. The Park Commission...Planning
staff and engineering staff want...
Joyce: To go to Gateway?
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Aanenson: Right. So I'll be sending you a letter on that...we're going to kind of just do a work
session...Now that's all.
Brooks: I have one thing. There will be an open house on the transportation plan at the Chaska
Community Center on Thursday,November 6th. And I believe it is from,that is tomorrow.
That's right. I think it's from 6:00 to 8:00. Let's see, 6:00 to 8:00 or 5:30 to 8:00. Anyway, it's
an open house at the Chaska Community Center. And SRF, the consultant will be there as well
as representatives from MnDOT and Met Council. That's it.
Conrad: Is somebody from Southwest Metro Transit going to be there?
Brooks: I don't know.
Aanenson: They met originally,preliminary meeting with all the jurisdictions that were involved
so they have met with them to kind of get out their issues. I'm not sure if they'll be. My
understanding with SRF is doing...getting some public comment out there and refine their plans
but they have met with all the agencies and jurisdictions...
Joyce: Okay. Open discussion.
OPEN DISCUSSION: BLUFF CREEK OVERLAY DISTRICT.
Mark Koegler: Mr. Chairman, members of the commission,I guess we ask now that you take off
your architect and naturalist hats and put on your ordinance expert hats because that's what we
want to spend just a little bit of time on tonight. There's a draft, Draft#2 that was in your packet
that I trust you've had a chance to take a look at. The changes were relatively minor that we
made to that based on some of the comments received from the commission last time. I'll just
review those real quickly and we can come back to those and focus on questions that you might
have. We modified a couple things. We added a cluster definition and added a purpose
statement that related to cluster. I didn't think that was quite strongly emphasized enough in the
previous draft. There was a conflict clause that we cleared up. We wanted to make sure that the
regulations that are offered as a part of this ordinance take precedence over other aspects of the
Code within this defined area of the Bluff Creek Watershed. We reworked the text on some of
the density transfer language. I don't know that it changed substantially but I think it reads a
little bit smoother. And then there was a modification of the setback, if you recall that we looked
at from 30 feet to 40 feet so it was consistent with the number that's used commonly at least in
terms of wetlands. One of the things that we talked about last time and we've done some
additional investigation of some of the sites to see how these provisions fit, and bear in mind
we're doing that still on somewhat of a general sense but I think it gives us a pretty good feel,
and I want to run through just a couple of the scenarios and then comment where we'll be
working with some additional ones prior to the public hearing. And specifically some sites that
have a little bit more detailed information may be available than the ones I'm going to talk about
here. Let me spend just a moment if I can at the overhead to go through a couple of scenarios.
Oh, it didn't end up backwards. It usually does. We looked at a residential site previously and
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this is, this is the one on Audubon. A piece of property that's about 80 acres in size that has
wetlands. Has a variety of topography. As you recall when we applied the primary and
secondary corridors it looks something like this with the primary being the lined cross hatched.
The secondary being the dot screen pattern so the site is heavily impacted. However, it does have
a bare area within the middle that is outside of both primary and secondary areas. Primary is
about 30 acres of the total site and secondary is about 16 acres. This particular property in the
land use plan has been identified for residential development and if we were to kind of quickly
pencil in a traditional lot pattern, utilizing the City's PUD provisions, and about a 15,000 square
foot average lot like you were to blanket the area with single family lots. A pattern like this
could evolve. This represents about 160 single family detached lots on that piece of property
that's about 80 acres in size. If we are to apply the overhead, or excuse me the overlay
provisions of the code into that piece, such that we now are precluding development from the
primary area and still allowing development within restrictions within the secondary area, a
pattern like this might evolve. This pattern seeks to keep the same lot style, single family
detached homes. There is an impact here in that the total count of lots drops from about 160 to
140 and the average lot size also drops down below the 15. Probably closer to about 11,000
square feet. The alternative in this case that could be easily explored is you could paint a picture
with larger single family lots if you so chose or even smaller ones and perhaps a mix of attached
type of housing too. Somewhat along the line of a lower density townhouse unit. You could
easily get an equivalency back to roughly 160 acres or 160 units that we looked at on the other
plan. The second property that I want to just kind of flash in front of you for illustration purposes
is an industrial site. It's the piece if you recall that we talked about as being entirely impacted by
the Bluff Creek corridor. That's probably best exemplified by this graphic. Again the cross
hatch being the primary area. This portion. The shaded area being the secondary corridor area as
identified in the Bluff Creek management plan. So this site is entirely engulfed in one of those
two classifications. The land use plan shows the majority of this site, kind of the northern edge
being in an office industrial, a potential category, if not open space. It shows the southern end
being in open space. For sake of argument, if we took a look at this particular site and said how
would you develop that in a traditional industrial park kind of environment, here's just one quick
scenario about how that might happen. What this looks at is placing a series of lots that are
just...conformance with the zoning code. Various types of industrial office warehouse,
showroom kinds of uses that would comprise first of all the site itself, I skipped over that. In
terms of size is 70,just a little bit over 70 acres. The primary corridor area is 23 1/2. The
secondary corridor area being the balance, about 46 1/2 acres. The impervious cover that this type
of plan represents is about 37 acres in size. So if we were to, say we're going to concentrate that
amount of development, that amount of impervious surface area back within the area that's
secondary again on this graphic up in this portion of the site, there is a fit that we look at as we
talked about before. That the impervious cover would be looked at for the entire property if you
were to focus only on the area within the primary corridor, obviously that number would go up
above the 75% threshold that is code. But if you look at the site as a whole, we're able to
preserve the resources that have been identified primarily in the plan by compressing that
development if you will up within the northern portion. As a part of some additional follow-up,
we look to, you're probably familiar, another piece of property that we'd like to examine a little
further prior to public hearing is the Erhart property which apparently many of you are familiar
with. It happens to have a substantial amount of wetlands on it. It has highway right-of-way,
15
both from TH 101 and from 212,and it has primary and secondary corridor areas. I think that
will be another good test of residential. We'll be doing some analysis. We got some information
tonight that will allow us to do that prior to the public hearing so we'll have another example that
we can use at that point in time also. So with that we've been through this a number of times. I
don't have a great deal to add. Certainly would be pleased to respond to questions or direction
that you would like to offer based on your further review of the issue.
Joyce: Any questions or comments for Mark?
Blackowiak: I have a question I guess. In the last example you were talking about allowing the
impervious cover in the secondary zone to be increased to more than 75%to protect the primary
zone and my question would be,and I guess not only for this piece but in general, what effects
does increasing the impervious coverage or do you have any idea what affect that might have,not
only on the secondary zone but also on the primary zone in terms of runoff and how that will
affect the creek itself.
Mark Koegler: The short answer to that is I don't think we have a good comprehensive feel for
that. Obviously a lot of that will be, you know the ordinance makes reference to best
management practices and some of the other techniques that are commonly applied to control
those site specific design implications and I think those obviously will have to come to play here.
In terms of the ponding requirements and other things that will be necessary to prevent the
sediments and things from getting into the creek. But I think that level of detail has to be
addressed at the site plan basis when that comes in.
Blackowiak: So you don't feel that there's any need to talk about it here or just?
Aanenson: Well let me try to answer it this way. What we've done is, you take the overall, it
would still maintain the 75%. But what you've done...similar to what we've done such as the
Target site. Target exceeds 75%but if you average it with the rest,you've got the trees in back
and...so what we've done is taken the primary...and that's really going to be our open space or
the landscaping and in order to achieve that without having to buy it outright to get that
increased...would be less than that on the other site but it would still overall...you still have to
have stormwater ponds.
Blackowiak: Right. Okay, I guess that's more of my question. You feel that the site could still
handle that impervious coverage in excess of 75%? That's really I guess what my question is.
Aanenson: ...we'd be reviewing when they...sure, right.
Joyce: So it would go site by site and then Dave, or Phil would be involved in as far as.
Aanenson: Right. And it'd be the same way...the site itself would have so much capacity...
overall site would still be the same. ...that's what Mark's saying.
Blackowiak: Okay.
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Mark Koegler: The point he raises is a good one though that water quality ponds for example
would not be allowed within the primary corridor in accordance with the plan. It's essentially in
an undisturbed condition. So that all of that does have to occur outside of those boundaries. I
think the other benefit we have is the cases we've been looking at are by far the more extreme
ones and there are a variety of other sites that are impacted by this that have smaller percentages.
First of all the primary, smaller of secondary but more importantly a higher percentage of lands
that are not within either of the corridors,which will allow more flexibility.
Blackowiak: Okay,thanks.
Conrad: Mr. Chairman. How do you manage density transfer? What are the guidelines that tell
us when it's good transfer and bad transfer? Is it.
Aanenson: It's a good question.
Conrad: Is it a right that goes with the property or with the project and I guess 1 don't understand
how it's handled in. I don't understand how we're handling that.
Aanenson: That's a good question. I did speak to the City Attorney about that. When a property
is zoned a certain,or guided for a certain amount of...there's no guarantee you're going to get
that number of units. I mean that's what ultimately. You are still obligated to provide a pond.
Still obligated to...preserve the bluff. If we said you had to dedicate so much park. All that is a
factor in...density. So when someone comes in and says I've got a perfect square and I can get
300 units. You're obligated to give me 300 units. That's not true because they would still have
to do, of the things by ordinance we would require. So under this scenario we've given the
southern end of the city, for example let's take Mr. Erhart's property. We've guided it for a
certain density. He can only get what the threshold of the land will hold, and in talking to the
City Attorney it's probably better to call it not necessarily a density transfer. Kind of what we're
saying...but really what we're doing is clustering the density. So they can get as many units on
that, we believe and that's...taking the worse case scenario is where we probably it's the most
encumbered by primary corridor or probably the most difficult piece where you have the most to
try to push onto something else and to compress that. We believe that, Roger says... We wanted
to make sure that when we did all that...would it work and we believe that you can achieve.
Now marketing wise, does that mean that somebody wants to do it exactly that way? Would they
maybe choose to take less units? Are we obligated to compensate them? No. They may choose
and say well,that's not the type of project we want to do. We'd rather have, instead of maybe
averaging 10,000 square foot lots,we'd rather have less lots. Make them bigger or maybe they
wouldn't choose to say we'd...that's all within the realm of possibility.
Conrad: Is density transfer a function of a PUD?
Aanenson: Yes.
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Conrad: Is it a function of,but not exclusive to a PUD? Can I take, can any parcel,a typical
subdivision. It can be,it can take advantage of density transfer.
Aanenson: I know but they'd have to come under a PUD.
Conrad: Ah. That's my question. In our PUD ordinance, and I didn't look,I'm talking out of
ignorance now. I don't know what the guidelines are that regulate the transfer. And the issues
that, I really do like density transfer. It's the way to protect what you want. This is,but on the
other hand I'm also concerned about the regulation of it and.
Aanenson: You're on the right track Ladd because as we indicated before we have to change...to
accomplish this. Right now our PUD ordinance says the smallest you can go is, unless...11,000
averaging in a traditional low density zoning. So there are...what we want to do is get this
ordinance in place...that's encumbered by the primary zone so we will be following that.
Conrad: Okay, well that's real important because we get into housing styles. It's a lot easier to
make up for the units you lose by putting a new housing style in there which could be an
apartment. Which basically goes with the different, typically a different zone. So you're playing
in single family and really the really neat way to solve a problem is to put a multiple unit
dwelling in there which,but that's not what that zone was there to do. So you've got to take me
through the rationale for some of those things and we have to,we need some guidelines in our
ordinance to tell us what we're looking for when we allow density transfer.
Aanenson: I think when we do Erhart's property...because we're going to identify high knoll
areas. The wooded areas. The wetland areas. We're going to show exactly what would happen
if we...Again what we're trying to do with the southern area of the city and that is not traditional
rip and tear subdivisions but really something sustainable... Does that mean we're going to have
some smaller lots? Yes. But we're going to...that's what we're trying to...
Mark Koegler: As of right now the tools that you have to kind of guide and address that are the
ones that are in place. In fact through the PUD standards that you used, I think pretty
successfully in the Walnut Grove subdivision for example to achieve this kind of thing, and there
was no probably specific road map for which types of units and how they would look. That
became the subject of deliberations in this body.
Conrad: It was really arbitrary.
Mark Koegler: Okay.
Conrad: It was fueled by the neighborhood. And it shouldn't be. Absolutely, it shouldn't be.
So that means there's got to be some guidelines for us because I just don't want to be in there,
you know that's arbitrary. We are not,yeah. That's just arbitrary stuff and that's what happened
there and it did work out but that's really what I don't want to have happen when we start
screwing around with density transfer.
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Mark Koegler: But I think the point that will be made,perhaps with a better examination of the
Erhart property is these patterns and forms. What types of housing are you likely either want to
have or have to have to achieve comparable densities. On the sites we've looked at so far, it's
easy enough to do with probably relatively low density products still. I mean by typical
appearance. Townhouse type developments and so forth. We're not getting into large masses of
buildings. It's not though to preclude that somebody wouldn't think that that's the proper
approach.
Conrad: I want to explore that you know because that does solve some problems. Now it also
raises a whole bunch of problems with the neighbors but if,I just want to pursue those issues.
Joyce: Okay. Nancy, did you want to?
Nancy Mancino: Nancy Mancino, 6620 Galpin Boulevard. I'm not as up to speed on this as you
are at all. Mark,do you have a map that shows primary and secondary zones? For that area.
(There was a discussion over the map between Nancy Mancino, Mark Koegler and Kate
Aanenson.)
Nancy Mancino: Boy, that's helpful. I guess I just kind of read this and I had a few questions.
Number one, I'm a firm, I must say on record, I'm a firm believer of clustering and I certainly
like this approach and I know it's being done in other places in the Twin Cities. It's working out
very well. In the single family areas, will there be a minimum lot size, even with the clustering?
Aanenson: That's something...follow up with...how that balances out...can't transfer that, then
what happens?...
Nancy Mancino: And if we do medium density, like we have Lake Elmo's there is 50/50. They
have to have 50%open space or green space and they can develop on the other 50%in their
clustering.
Aanenson: No it wouldn't because it would...that's the deciding factor of how much...
Nancy Mancino: And what if there isn't very much but somebody wanted to do clustering?
Will we have some clustering guidelines for the other areas too because you know, in fact I think
it would be good, I'm reacting to what Ladd said about you know neighbors. Neighbors might
feel more comfortable because there is green space around them or there is a green boundary or
buffer strip because they're doing clustering. The medium density or the high density next to
them is, has got this green space so if it's high density, they can go obviously vertically up to
some degree and yet we're saying 50%of that high density has to be green space. I don't know if
you can get.
Aanenson: That's what we had to...into the PUD but that's something again we've talked about
that...
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Nancy Mancino: There are a couple I guess terms or words in here that leave it open to me.
Significant natural features. Preserving significant resources. To the greatest extent possible. A
lot of those I would like to see further defined. I mean what is a significant natural feature that
we're preserving? What are preserving significant resources? What are those resources? And
what does preservation of the natural conditions found in the primary zone and to the greatest
extent possible, what really does that mean? And then where areas where density credits are
available,what are density credits and how do they work? Do I get any density credits in a
traditional? Those are some of the questions I have. Then it says,you know about suitable
natural habitat. To endangered or threatened species or fragile ecosystem. Again, I think we
have to be pretty specific about what those are and try to be proactive. I mean our list might not
be complete but we should start one.
Kate Aanenson's comments were not picked up by the microphone.
Nancy Mancino: The only other thing that I would like to see about clustering put in and an
intent statement, is something to the overall benefit a cluster development has to use, a benefit
statement or something to use that whole green space for the entire development versus more,
you know just one lot of land that has a bigger, has a big lot. I mean all of a sudden there's a
tremendous benefit for that whole development to have the green space around it. And
developers will go on record to say that the whole development, they make more money on it or
they can, the potential for profit is there developing this way. And there were developers that
came to the,what was it, the sensible land use seminar who talked about that from a development
point of view. And the actual financial profit that they made from looking at development this
way versus a traditional. I'm not sure we want to put that in an intent statement but some sort of
a benefit also for the developer.
Joyce: I think that's a good idea. We need cooperation from a couple of sides here and I think
that's a good idea. I really do.
Nancy Mancino: Thank you.
Joyce: Thank you. Would you, since you're talking about density transfers and density in
general,just the value of the land,I can't imagine you're targeting a political football like
affordable housing in something like this. Or is that a possibility or how would you handle
something like that?
Aanenson: There's always a possibility.
Joyce: There's always the possibility but if you're clustering in a piece of land that was, I just
throw that out. I don't know if that's.
Aanenson; If a project came in and it was large enough and they were able to work out a
percentage in there affordable and ask for some assistance...just again they have to come within
a certain price range so we're not trying to...that's going to increase your value.
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Joyce: That's what I'm saying is.
Aanenson: But there might be some that are adjacent to significant traffic... Again I look at this
as an opportunity...
Joyce: That's another element of problems we'll have with the neighbors as well. What is this
project actually going to be? I mean I can think of some just beautiful properties and you have
apartments, but I mean they're going to be very expensive apartments.
Aanenson: Right and.
Joyce: Townhouses or whatever they are.
Aanenson: Again, the comprehensive plan just dictates density. It doesn't talk about...
Joyce: No, I understand.
Aanenson: ...home prices...number of units would be...I guess based on the comments that
were made, we tentatively talked about having a public hearing...I'd like to spend a little bit
more time kind of going through how...Mr. Erhart's property. Show you how that would work
with density and maybe address a couple of the other questions that the Mayor brought up and
work on an intent statement...
Joyce: Well I think it's important. A good idea to me.
Mark Koegler: The thing I would like to add is this really takes this approach to a different scale
than is commonly done. I mean we can talk about clustering and you look at the examples, Lake
Elmo, Woodbury has some clustering. They're very low density. We're not dealing with low
densities here in a relative sense. Woodbury has an ordinance that is very similar to this where
they actually identify some primary and secondary corridor areas,but when they talk about
densities they're talking about 6 units per 20 acres with some credits that will get you up to 10
units on 20 acres, so 1 per 2. We're looking at a different scale here and it really, it's somewhat
different reason for doing that and not just their summary...so that does create some challenges.
I don't think anybody else that we found that we're aware of has had to meet that. Chanhassen is
trying to do and I think the points that were brought up tonight are pretty good ones. We'll have
to...standards in light of things too. Push this all together in one form, what are the guidance for
the form?
Joyce: Still need the flexibility though too so you're got to balance the flexibility and the
standards but Ladd has some very good points. I mean the way I read this it says density transfer
shall be allowed as a tool. Tool has to be a little more defined. Okay. Thank you very much
Mark.
Mark Koegler: Yeah.
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Joyce: Am I on time yet?
Conrad: You did a nice job.
Joyce: Make a motion to adjourn.
Joyce moved, Brooks seconded to adjourn the meeting. The meeting was adjourned at 8:25
p.m.
Submitted by Kate Aanenson
Planning Director
Prepared by Nann Opheim
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