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1980 04 09 LAKE ANN P.U.D. PUBLIC HEARING - CHANHASSEN PLANNING COMMISSION APRIL 9, 1980 7:30 P.M. CfLhNHASSEN ELEMENTARY SCHOOL, LAREDO DRIVE Present: " Chairman Clark Horn Walter Thompson Art Partridge Tom Hamilton Mike Thompson Bill Johnson Jim Thompson Bob Waibel, Staff Mark Koegler, Staff Craig Mertz, Asst. City Attorney Ed Dunn, Dunn & Curry Jack Anderson, Dunn & Curry Stelios Aslanidis, Urbanscope, Inc. Greg Ingraham, Urbanscope, Inc. Bruce Paterson, Dunn & Curry Julius Smith, Dunn & Curry Greg Frank, New Horizon Homes Gordon Smida Mrs. Smida Roxanne Gregory, 7091 Redman Lane, Chanhassen Dale Gregory, 7091 Redman Lane, Chanhassen Sandy Smida, 7081 Shawnee Lane, Chanhassen Laureen Kurmichak, 7130 Utica Lane, Chanhassen Carol Watson, 7131 utica Lane, Chanhassen Marcey Kurimchak, 7130 Utica Lane, Chanhassen Al Krueger, 5733 Oliver Ave., Minneapolis Donald Chmiel, 7100 Tecumseh Ln, Chanhassen Robert Anderson, 7090 Tecumseh Ln, Chanhassen Marjorie Anderson 7090 Tecumseh Ln, Chanhassen Judy Landkammer, 6901 utica Lane, Chanhassen James Landkammer, 6901 Utica Lane, Chanhassen Richard C f~I~'-I 6991 Tecumseh Ln, Chanhassen Ken Earhart, 6880 utica Lane, Chanhassen Pat Swenson, 9015 Lake Riley Blvd, Chanhassen Dale Geving, 7602 Huron, Chanhassen Scott Reinertson, 6801 Utica Terrace, Chanhassen Jim Schluck, 6800 utica Terrace, Chanhassen Claudette Schluck, 6800 Utica Terrace, Chanhassen Danny Spindler, 6871 Utica Lane, Chanhassen Ray Boeke, 7071 Shawnee Lane, Chanhassen Gail Murphy, 8500 Great Plains Blvd, Chanhassen Jim Murphy, 8500 Great Plains Blvd, Chanhassen Norm Grant, 8504 Great Plains Blvd, Chanhassen Richard Nieland, 8510 Great Plains Blvd, Chanhassen Marion Nieland, 8510 Great Plains Blvd, Chanhassen Marian Paulson, 8528 Great Plains Blvd, Chanhassen Walter Paulson, 8528 Great Plains Blvd, Chanhassen Wayne Holtmeier, 8524 Great Plains Blvd, Cnanhassen e . - - e Kathy Holtme.ie.r, 8524 Gr-e,a,t.1?lain~,'S,J.yd, Cb:a,:nna,~~~n Antoinette Bacon" 626l 11urrray' aill Rd., Cha,nna,$~:eti Sue Teeter, l155 Wi':llow' Creek, Cha,nha.ss:e.n Jane Partri'dge, 6280 HUnmlingoird Ra, Chanha,s:s:en Ellen Chi'lvers', 627I Hummi':ngoi\rd Rd, Channa,s:s:en Mr. Teeter, ll55 Wi':llow' Creek., Chanl'1a,ss:en Nigel Chilvers, 6271 Hunnningo:j>rd Rd, Chanba,$;s:en Roger & Nora Casey" 850.6 Grea.t plai:ns 5Ivd"Cha,nha,s:s:en Dale StretmiRer, 7141 Ut.j;ca La.ne", Chapha,s$:en Janet Arnold, 6850 uti'ca Circle, Chanha,s-sen Merridith Arnold, 6'850. ut.i;ca Circle, Cha,nha,s:s:en Bruce Arnold, 6850. Uti\ca, C.i;rcle" Cha;nl1a,S$en J'ohn Cox, 69_90. Shawnee Lane, Chanl1assen Gloria Cox, 6990 shawnee Lane, Chanhas'sen Don Gale, 840.2 Grea,t plains: Blvd, Cha,nhass:en Edna Law:rence" 8520. GJ::'eat Pla,tns> Blvd, Cha,nba,sseh Krts'Mahe.r, 7lo.I utica, Lane,Chap.ha.s'Sen Gerry' Mahep ,,710l uttca, Lane, Chanha,ss-en Maggie Ycrungqui,~:tt, 6960. Shawnee Lane, Channa,ss,en Jim way, 7176 uttca Lane" Cha,nhas'seri steve Albrecht, .6.951 TecultJ,sehLn, Cha,nha$:s:en J'a,n Lash, 6850._ utrca, L.ane.,Cha.nfia$'Sen Dick Lash, 6850. utica. Lane" Cna,nna,$'$-en Ri.ck Rtege,pt, .52 0. Lynla,n '. Blvd .Cnanna$'$:en Diane Rtegert, 520._ LYltJ,an Blvd, Cha.nha,s:seri o. ';Fredepi'clt.,.54 0. LYltla,n SIvd, Cna,nha,ssen Che,pyl 'fredeJ::'i':ck, 540L:yn}a,n 5:1vd ~ Cha.nha,~.'s:en Rus's :E'rede.ri:clt, 54o..LYllla,n Blvd, Cha,nha.$'S'sn Del1l).e.r Hedlund, 7 0_90uti':ca, La,ne" Cl'1a,nna,ss-en Ruth Hedlund, 70..90.. utica. La,ne.,Cha;nlla,$'seri Cha..i;rman Horn called tbe /ltJ,ee:t:i-':ng to Opdep a,t7 ;30. Poi!t1. 'AJ;>PROVM O~ 'M:+J:WTES' Tom Hamil tanmaved, ,A,rt rapt.r~,d.ge.se,Gand, .ta ~l?prQvetl1.e,Ma,rcl:r,5, 198 OM:.tnu te,~'. 'Matton c a,rri'ed . Tore.ea.o stentiQns:. Wa,l te;r ThOmpson moved , Tom, H~:i>l ton second, to note the.Ci:ty Counci.l 'Mi'nute.s' of Ma,rch17 ,198o..,M.otion carri-ed. wa,l ter Thompson moved ,1\,rtl?a,rtr tdges:e,cond ,t,o note the. city' counti,l,Minutes of Marc 1'1 24, 1980... 'Motion carri.,ed. L1\l<E ,ANN fUP: fU:eL:)::C HE;f\:RING Chai.rma,n Horn explained. t,he, procedure. a.nd purPose, of the pUb 1 i.:c hearing.. It :j::s notedtha,t tflel?lanni'ng COInm:L'f$:s::ton ha,$: si'XtyC6.o.l days a,fter a, puol.tc hearing to malte.rec~erid,ati.pn$;. Ed Dunn: 11,1' see many fa,ce,s tl'ta,t. ape.o,ecomt.'ng fami.li'a,re> . I will, give a. very' crui,clt overvi.ew, .of wbat tni.:s' .t,s all a,bout.. ':r would l:i-'$e,to say that in the last, we.eJs:there ha,Ve, been two ma,jor th.,tngs:, :): l).a,ve los:t oneye.ar .off of my Itfe, I had my 58th bt.rthda,y' yei$:te,rda.:y' a,nd :): also wa,S t.alkJ'ng with one. .of t.ne ladi'es hel:'e,tha.t expre$s:ed an a,pp;re.ci':ation of the, fact that weatlea.stcould talk and tha.t pe.r- haps she could see. : that were among theoest of the worst. :f will 2 e, - lit I, describe first, and by the way, can every body hear me alright? I am very anxious that everybody hear understands what the total picture is, we have 770 acres of land inthe City of Chanhassen that is our proposal to develop residentially, we are als'o half owners of the Chanhassen Lakes Business Park... A.t the suggestion from a joint meeting with the City Council and the Planning Commission, we are processing these PUO's (Planned Development- Planned Unit Development) in three parts. It was felt that because of different area interests, this property ranges in the City from Lyman Blvd on the South to and abutting Greenwood Shores. That is the specific subject right now before us here. That is 220 acres, and the other two PUD's are 550 acres total broken down roughly as 350. intake Susan west and 200 in Lake Susan South. There has been alotof discussion about this, and again I realize, I am repeating,this, but our total land develop- ment involves approximately 2200. dwelling units (households). This can be an apartment, a townhouse, other forms of housing like quads, double bungalow,. single family detached dwellings. I would like to say, the condominium term applies to the form of ownership, it is very common today in higher density forms of ownership, such as townhouses. The quads have this type of charactor also. The single family detached is the form of develop- ment such as Greenwood Shores and Lake SUsan Hills. The other thing that we talk about is densities. The total density of a project is the gross land area that we own divided into the num- ber of dwelling units. Now as I indicated, there is a total proposed dwelling units of approximately 2200,> and I think I am a few over rather than under, and there is 770 acres of total gross land involved approximately. Accordingly then, the overall density of which ,,,e propose to develop is under 3 units per acre. Now in terms of density, I don't want to mislead you, but in terms of density, which is the, intE;msity of land utilization, We are talking about what normally is classified as single family detached or low density range which is normally I - 3 dwelling units per acre. Now that is the intensity of development that weare talking about. Yes there are some areas that we have identified that potentially will take apartment buildings, there are others that take a lower density than this., Now I am speaking of the total overall average. Now in the three different PUD' s t you will see there is a different intensity (overall density) because of the nature Of the terrain and th~ nature Of the development in view of what the land and the location is. So they aren't necessarily consistent from one to the other in terms of the total OVerall density. Another point that I would like to makefthere is another figure that we have displayed (in the booklet ""yourre Entitled to KnOt" Your Neighbor Better') ., If I have 2200. dwelling units and 770. aCl::"es of iand, my gross density is approximatelY 3. ~1hen you get down to net density, the other term youseeref.erred to, is the intensity of development after give-ups .for public roads and public areas., That is the bulk of the land give-up. If we were to say, for example, that we gave up a third of the land and. had about 50.0. acres and had the same number of dwelling units, than our net density rises. I think you would come up with something like 4~ overall net density. I am not trying to be site specific, I am trying to explain what appears to be on the surface.. N<;:>W back to just 'll-le are proposing. In general I have. indicated that we have three planned developments. We sho\,m phasing, which is the 3 ,"'~ .:;j... - L. I i l. starting dates proposed. Nothing has happend inthe last six months to accelerate those proposed dates. The trend now is slower rather than faster. This program will extend from 8 to 10 years, which is somewhat more than 200. dwelling units per year. Now this is compared to other areas that have grown more rapidly, it is not a very fast rate of growth. It is considerably more growth than you are accustomed to seeing in the City of Chanhassen. The other areas of concern, oh. by the way, as to phasing. In getting down to specifics with Lake Ann, phase I is indicated here (illustrated on sketch) , it will be a group of buildings located along #17. It would consist of primarily quad units. The reason for that is that under the current market restrictions of financing, its practically the only kind of single family dwelling unit that can be financed today by the average person out there working in the market. We did some quick checks, if you look at the amount it t.akes to have a $60,000 mortgage (most of these will sell around the vicinity of $80 thousand), if a person paid $20,000 down and had a $60,000 mortgage' at todays interest rates (FHA or GI form of loan, there is no conventional available) it would take an income in that household of $30.,000. per year. This is an important social issue, many of our young today cannot afford to own their own home. They have a very difficult time qualifying for something like this. We are talking about housing that is affordable. Phase I will then be as I described it. Our plans are the City's plans, and how we come to that is from 1972 when we first began actively planning this, and the existing plans, we have tried to follow all of the govern- mental developments along this line involving the planning for utilities and services that exist at the local level, those that are being promilgated at the Metro council and S:b:=lte Legislature levpl. I am speaking of the fact of life. The'Metrbpolitan: Land 'Planning Ao.t, if it does not dictate; it certainly suggests strongly, what kinds of things a community should be looking at to do good planning and avoid problems. we have tried to observe those things and '!\Ie follow them ,we don't lead ,we cannot reinforce. If we have a problem in a community, frequently in subsidizing in one form or another, that thing that is needed, we cannot help. We do not dictate in any community, or Metro Councilor State Legislature level. Our.plans are based on what we found existing and have they have been developed from that date to this. Now, as I said, I have the map here that was of that existing sewer plan which by the way, most of the element of which were planned to have been built by 1980. and most of which were realy only portion of that Lake Ann trunk through the Industrial Park is the only part thats been built since that time. There was the Rice Marsh Lake branch that now has been extended to Lake Riley. We had nothing to do with that trunk, it came about as a problem developed in the Lake Riley area. This then is our proposed extension of existing trunks in the area. (:tllustrated on sketch). As to who is going to pay for this and as for assessments against other properties, we have indicated to the City that it is our intention to put these in and to pay for them at our expense. Now there is a fact contained here that if there are properties that aren1t benefitted that go beyond our own boundaries, that they will then at the time that owner opts to tie into and use that trunk, that we would expect that owner to assurnetheir fair share. Part of this is boring out of City Assessment Policy, I am not suggesting that they literally 4 .e e .. abate assessments, I am not in th~ position to do that, it is the decision of the City Council, !?ut I am.suggesting that. we follow the pattern that we did On the Industrial Park sewer, we take the liability for paying full cost, that is an important fact, then secondly, at the discretion of a property owner, or the City, when that property owner wants to hook on, they will be expected to pay their share of the costs at existing rates. If ! express any thought here that doesn't jive with City policy, please interupt me. This then is the drainage plan (illustrated). It is controlled drainage, generally speaking, if you could accomodate it, you would do all the drainage on the surface. That doesn't work in many spots, we will have to use pipes. There is another factor, and that is that run-off by law, cannot exceed natural amounts before development. The Watershed Districts have a record of decreasing run-off underdevelopment rather than permitting it to be increased. I am talking about rate of flow, the total flow is going to he the same. It is the rate of flow that can be accelerated by' development. We create ponding areas, and try to reinforce those in a way then that they obsorb or slow down the rate of run-off. All of these things have to be approved by the City Engineer, by the Watershed District, etc. There are many other agencies that look us over very closely. We have done more engineering on. these sites than is normal when you come into this stage of ... technically what we are concerned with now is land use and densities. It has been, your ordinance makes it clear, at the perogative, we are asked to talk about some other things. We have attempted in a preliminary way to answer some of the questions like where are the streets going to go, where and what are the lot sizes going to be. It creates alot of confusion when it gets down to it, that a preliminary plat is general, and the specifics and more final examinations on utilities, drainage, and the whole engineering aspects, and so on are looked at again. This now is a general planning thing that we do. We ask that this plan here now is acceptable by the City, then we come back and deal with speCifics. Architectual design, set-backs, screening and landscaping are specifics also. Now in getting more specific about Lake Ann. There is 216 gross acres in Lake Ann PUD. Out of which 12.7 acres are proposed commercial. Our logic in that is that it is continuous to the existing central business district, it is not literally contained within the HRA district, it is a natural extension of that. It is separated by topography and also being served by roads that it is we think the logical place for a neighborhood shopping., convenience type center. . There is quite a deep... behind it and some very steep slopes to the North and the West. This is the logical. plac.e to us where you put higher densities. Next places would tend to work from light commercial or industrial to the higher density residential then lower density use, down to the single family detached dwellings. We have tried to follow that rule or general practice here.. I proposed high density or apartment unit con- struction would occur around these steep slopes that do face this pond. We then get into the doubles and quads types density... to the same charactor of use that is th~ single family detached dwelling as now exists in Greenwood Shores. Now I don't want to kid anybody. The size of the lots will be smaller than those in Greenwood Shores I thin~ there is a historical reason for that. 5 e - -- I i I. I think Greenwood Shores was originally developed as a large lot without utilities. It has now been served with sewer and water but that would help explain that. We propose to put in single family (72.3 acres) detached dwellings. There is a proposed 170 units or houses. This gives us a net density of 2.35 units per acre. The range normally would run from I up to 3 units per acre. We arealittle bit on the low side of the average size lot. Now your ordinance provides for a minimum lot size of 11,700 square feet under a planned development, and I think that in by comparison, I think your normal zoning ordinance calls for 15,000 square foot lots, and that is what we have to average, I think. .. Art Partridge: "Average lot size is all the lots, exclusive of road right-of-way, divided by the number of units that is proposed." Ed Dunn: "The ordinance does not say whether a lot that is 15,00.0 feet is 100'x 150'. We will discuss all this further at our meeting on Saturday, everybody and anybody is welcome. I will be there at' 8:30. Back to Lake Ann. The green area here (illustrated) through your Park Committee, there is a plan that they are trying to pursue... The Park Committee has requested tha.t we provide an amount of park of 19. some acres as an extension of existing Lake Ann Park. It accomodates ball diamonds and tennis courts. We have agreed to make available in public holding the lakeshore of Lake Ann to the extent of approximately 80 feet along the lake. This is a long standing objective of the City to have public areas around the lakes. We feel that is appropriate. There are approximately 22 duplexes, 42 units, and 82 quads, and an apartment building area is 25 acres and would accomodate 250 acres (10 units per acre) and that is a low apartment building kind of density. These are not high-rise apartment buildings. The last phase of this develop- ment will not be started, by earliest projection, before 1983. It is this area in here, it is a steep bank area, next to Highway #5 and next to the commercial, and bet't'7een that and the quad units and it would accomodate 250. units total on 25 acres... design of these buildings will be discussed at more specific planning. I think then I have pretty well covered the grounds of what this proj ect consists of. At the Chairman's pleasure... Excuse me. This is a better display of the kind of development you are lOOking at (illustration). This is a schematic drawing. Terrain.is being respected in these plans. The roads are curvilinear to some. degree, we feel this is more pleasant, along with fitting the terrain. Any other questions? Thank you." Chairman Horn: "At this point we will entertain public comments. !would like each of you to come up to the microphone, state your name and address so we may have it as a matter of public record. I would like to ask that when a certain issue has been addressed you try to address a different issue so we may have as much covered as we can." . Carol watson: "My name is Carol Watson, I live at 7131 Utica Lane. ..the over all density of Lake Ann is 4.5 units, 79% multiple dwellings and I hardly think we need a commercial district 3/4 of a mile from the central business district in the middle-of Chanhassen. 6 - -- ~. Carol Watson further on the Interested Greenwood Shores report (Attachment #l). . Ray Boeke: "My name is Ray Boeke, I live at 7071 Shawnee Lane. What I am saying is that living in a place is one thing, thinking that you can understand how the people feel is another thing. I don't think that unless you have been in that situation can you honestly say that... We are just trying to get a feeling of how you feel because none of you are in the same situation we ere in. . tV'e would like to know, we have no way to judge." Clark Horn: "I think that some of the members on here are in areas that have been in similar situations. Some of us live in the older parts of town and even in the older parts of town there are these types of situations. Although we cannot relate to this particular one, we can relate to the other development that we have experienced." Al Krueger: "My .name is Al Krueger. I just participated not too long ago in the republican caucUs out here and you as City repre- sentatives, you, in setting aside all yoar other input outside of your personal views, in using your personal feelings you owe us the right to tell us what you feel. It happens with the republicans and democrats conventions, we have the right to ask you questions as our City officials. The other thing I just want to tell you is that in Bloomington there were pheasant, deer, horses, there were no regulations controlling that. Bloomington is in line for dog leashes now, for cat leashes, you cannot have a horse any longer, you don't see a pheasant any longer. The four plexes that are presently being developed in West Bloomington have scared all the deer completely out of that area. There are four plexes and duplexes that are going into Eden Prairie that are directly west of Bloomington. The deer are getting scared further away from that. Where are they going to go next? They are going to be on the endangered list someday too, especially in our living environment." Art Partridge: "You are here to express how you feel. It is very evident how you feel. We are asking you for specific comments. Our pOSition at this point is only as receptors." Kathy Holtmeier: "I am Kathy Holtmeier, Great Plains Blvd. I think it would be premature and irresponsible for us to ask them how they feel at this point. They have said themselves, they do not have all the evidence. They cannot make a good judgement on this development at this time." Art Partridge: "In all fairness to the community and hoods, and to Mr. Dunn, I have to assume that most of because you are unhappy, against it. We had one lady enough to step forward and say she was happy with it. everything into consideration." the neighbor- you are here t.hat was kind We take Bob Anderson: "My name is Bob Anderson, 7090 Tecumseh Lane. I'd like to address... I heard comments before that the Environmental Impact Statement or whatever it may be, will be prepared by the developer. TO me that is the wrong place. I would expect that the 7 .e -- e i I i I environmental statement would be prepared independently. I would expect also that it would be reviewed by the committee. I think we have a track record. Before we Were discussingthat the ... stations in Greenwood Shores periodically goes through that, we do have a problem. Thats a track.record. We also. have a problem that in heavy rains the water will run down the roads and right into Lake Ann.. We heard before that the concern is the rate of run-off, I would like to submit that we should be concerned about the quality of the run-off. That is the run-off from lawns that have fertilizer on them, this runs off into the lake. t"lhat provisions are being made to take care of that? How much examination has been done on the aging of Lake Lucy? Do you have reports from theDNR that the lake is aging faster than its chronological age? What is being done to protect Lake Ann from that type of impact? I would submit that even though its not conunon that full environmental impact statement has been dona for this type of community in the past. There is no reason to say it cannot be done. And maybe it is time that we do do it, maybe its time that we protect bur community." Art Partridge: "...1 know that in the original site plan which was given to us before VIe scheduled a public hearing the area that is left of the road that is in your Phase I is now duplexes with a significant portion of it as single family. I guess what I am having trouble doing is collating what the various number of units are going to be in the actual proposal, understanding that this whole thing is flexible until VIe get as far as a final plat." . Ed Dunn: IJI';m not able specifically to answer your question because, I would appreciate it if I could take that to my planner and have him answer it." Art Partridge: "For general t;'urpos'6s then I can assume that th.e information isnrt the same information that is in the book." Ed Dunn: "There is a gradation or change that can occur from previous happening up to this point. I would like to say that we have come down on the numbers distributed in Know Your Neighbor and as not to say we think there is something sacred about that number but at the present time it does represent our best guess as to what it is comprised of. I have said we are working here with a degree of accuracy that needs more focus as we come to more specific parts of this development. This will (be circulated again when we get to that." Art Partridge: "As it was originally proposed to us, Phase I of this development, which is entirely along Highway #17, consisted of a number of quads and a number of duplexes and 6 single family dwellings. All the singles are currently eliminated from your :Phase I proposal. Is this correct? Basically all we are doing is starting this from the highway with multiple units of one sort or another." Ed Dunn: "The, in terms of total context ofthep1a,n,. the,.multip;Les 8 - appear to belong where they are, howe;ver, it is correct that it is proposed that Phase I would be as shown on here, which consists of quads and duplexes, duplexes being a gradation of use towards single family.1I Art Partridge: III would like to rephrase Ellen Chi Ivers question which is how does she get to the park, she lives in my neighborhood and we don't live anywhere near this, we live in the northern end of the community." I am looking at the road which weaves into the park. What are the 'I road accesses to the Lake Ann Park as it is proposed to be changed?1I Ed Dunn: IIWell the road access to Lake Ann Park is existing off of Highway #5. The schematics that we did, and this is by no means cast in stone, but it is more blown up here on this draft. It shows that it comes into common access off of Highway #5 and comes off of that, now thats ~hat the Park Committee, it is up to them. It is a schematic, we have offered this to them. as a suggestion of what they might do. I am sure that by no means that that decision has been made. In general the access to that will be through the existing Lake Ann Park. There is nothing though as long as you have a public road and a public park, such as Greenwood shores has both, that would prevent anybody from entering and coming through. Subject to this it is certainly for the City to impose what kind of parking regulations and that kind of thing, and control that. It is not my perogative to that, it is the City's." e Art Partridge: IIWhat I am driving at I guess is a wtQ~g:Chansel of thinking. Walter, did you have a comment on County access off of Highway #5?1I Walter Thompson: "Not in regards to this. My question was on the Industrial park.1I Unidentified: IIUp on the sewer and water map, I take it on some of these areas there is sewer and water trunks up to a certain...." Ed Dunn: liThe sewer trunk now exists as I indicated as shown here in the orange and comes to this point in the first Phase of the Industrial Park...South of Highway #5 at this point. It would be necessary in ord e r to do this that it come out this way and go across the road (illustrated). This is the proposed water, again this is schematic, its not final, I call it a pre-engineered drawing, its interesting that this was done sometime before the feasibility study was completed by the City Engineer. What the feasibility study would indicate is this hOOk-up can't WOrk now with the exact con- figuration as shown here but..." Mike Thompson: "How would that be financed?1I Ed Dunn: IIFinanced primarily by us, and of course it becomes part of the total improvement which is returned out of sale of the __ lots, the land, improved land.1I Mike Thompson: "So the City wouldn't have to sell any bonds for that. II 9 e e - Ed Dunn: "No, its not my intention to ask for public financing for these improvements." Art Partridge: "Could I go a step further on that, its just to clarify in my mind is what the proposal is in regards to sewering and watering where you're onlyattemping an initial; very small development in terms of construction. How much of the sewer and water go in before Phase I starts?" Ed Dunn: "The answer is that at this point for this purpose we' have to put in the necessary hook-Ups that make it functional. Now, elementaly that will be at the discretion of the City Engineer and the Council will of course, the Engineer works for them. They will decide that as to.whats functional, I think what .1 said is that they don't necessarily insist that you go and extend these pipes, they are very expensive. Unidentified: "What do you imagine what would be a ballpark in the cost of sewer and water. 00 you have any idea?" Ed Dunn: "I am sorry, I have no idea. We have standards that we are aware of that were applied to other areas, so I could tell you that in general it costs about $100 a front foot on a lot today to provide services, street, curb and that includes sewer and water." unidentified: If Now you go out, borrow ,the money and put these improvehlen'cs in and the land is sold; and you get paid back. Whats it got to be, a couple; three four million ,dollars?" Ed Dunn: "I would think that atleast." ~1ike Thompson: If How do you feel about the fact that these people are opposed to density? Do you see any alternatives to this as far as your concerned?" Ed Dunn: "I think that concern about density to some considerable degree is in the mind of the beholder. The expression that I hear is that we want low densities, I hear that very loud and clear.. My reaction is that based On an overall concept this is low density. Then I hear another statement that says, we want an R2 density; now thats a more specific thing, and I feel that with good design that its entirely possible that you can get a more desirable development with densities other than R2 or other than R3, if you please, when we go into the townhOuse mode, at R6 that that doesn't realy define anything except an. overall concept of land use. The quality of that development is a function of.the ascetics, the handling of the ... its cost, which means of course, if you don't sell it, so you have to be cost affective, you have to be terrain affective, and ascetically affective to make this work. I think that it is entirely possible that if you study this you will find that there are areas that,lookbeatiful and.you might, if you went back and checked, that the density of R4as compared to another one that doesn't look so good... " Unidentified: "...alot of people, atleaSt I do; people that live by Greenwood Shores, as they drive in on #17 they look over and See a development by New Horizons and it is some stages of development . '10 e e i I I' I I and its alittle hard to tell Mhat its going to look like and certainly now it does not look very appealing to me. These quadrominiums are you know a layout, that you state, and other developers state, that thats the only way to finance today. On the other hand, we canlt say that finanacing..." Clark Horn: "'(.Ilhat would be the.' feelings be if this were this type of density with single :falimily housing? II unidentified: III would be opposed to that. I like the..." Unidentified: uHow can you say that it would be this type of density when it is only possible with multiple dwellings? What kind of lot sizes then'would there be?" Carol Wa.tson: III am probably...a residential single family lot 11,70.0. Ok. Then you go down to a duplex, 15,000 square feet. To me it looks like they are putt.ing a second unit on 330.0 square feet.u Then you put 18,0.00 square feet per quad home, you I re taking 6300. square feet and putting... who houses On that, so you ,arenot talking about the same density. You have a 18,000. square-foot lot and youlretaking your 18,o.OO square foot lot and put four houses on it. 1 am probablyniave about all these figures, butthats the way itlooks.u Art Partridge: 'IIn response to that, in accordance with Ordinance 47 which you would like to have revised, that is not the sub}ect tonight. Single family lot sizes is 15,00.0 square feet. These are not rules that we made up, these are rules that we have to live by until they are amended or whatever. 3 - 12 units can go on lS,o.o.o.square feet. 12 units or greater on 30,000. square feet. That is what is in our ordinance." There was a comment made from a woman who approved of the project. This portion, along with others, was not clear on the tape. Unidentified: uMr. Chairman, I have two comments, one Mr.' Meyer made a few minutes ago, he mentioned that Mr. Dunnls proposal was 5% of the land in Chanhassen, but I think I should. call it to your attention that Chanhassen is divided by the MUSA line, so you have an area within a developable area and you have a rural service area which cannot be developed. I think that the proposal is a heck of a lot higher than 5% of the land, it is probably 30-40% of the developable land within the MUSA line. So you are talking about a tremendously big chunk of land that is developable within the next 10. years." Unidentified: "Nobody. is opposed to anybody living on a 10,000 square foot lot if that is what you desire or whatever. But it reminds me of another member of the planning commission who I have been up here and discussed these same sort of things with many times and he always said II live on a 10,0.00 square foot lot, and if its good enough forme, itls good enough for anybodyl. Well he retiL"ed from the planning commission here recently, and this is a fact, and I bumped into him one evening in the Riveria, and lSaid, you know I have always wondered about what we always exchanged, and he said 11 - e . well you know I have 20 acres incuorthern/Minnesota, I went up there every weekend. Well the point is, he was happy to live On his 10.,000 square foot lot here in Chanhassen, put he was going up north every weekend. The people on Mr. Dunn's property are not going to be able to do that, they may not be able to afford it." Unidentified: "Mr. Dunn, you commented that you are half owner in this development of the 3 PUD's. Can you tell us who the other half owner is?" Mr. Dunn: "For the record, ! am a partner with Jim Curry, and there is three other gentlemen, Rod Hardey, Bruce Nimmer and John Hankenson. They are also principles in our firm and part owners. We own specifically Lake Ann, a limited partnership that is owned 75% by Dunn & Curry and 25% by two other investors." "Who are they?" Ed Dunn: "I guess there is realy no reason to be mysterious, but I am not sure it is relevant. Roger Schroeder and Carl Luxen. ." Art Partridge: "If it was all on 15,000. square foot single family lots, you could still get 438 of them." Ed Dunn: "These gentlemen are limited partners and it is a legal f acttha t ih,theliriti ted,partn.ersh;Lp;'::wearemanag ing general partner, and as such we control the asset and manage it for the benefit of the investors. The investors do not, and cannot not, participate in the management." Ellen Chilvers: "Mr. Dunn, this is only on Lake Ann isn't it? Don't you have contracts for deeds with two other gentlemen on the Lake Susan one?" Ed Dunn: "Yes, as a matter of fact I was alittle bit hurt to see that one of the signatures on the petition Was one of the gentlemen that we have bought... Lake Susan is a general partnership that consists of 52% ownership by Dunn & Curry and the other percentages is owned by five other investors. Now as to the contracts, again I think that is not your main discussion. I have pointed out our obligations in the. community, including payment of all assessments due from us, all contract payments to from us, prinCipal and interest, all real estate taxes due us." Ellen Chilvers: "I do have just one more question. Do you have any ..'. do you own any other land in Chanhassen that you might be developing besides these three?" Ed Dunn: "I would say that my general answer would be that we intense interest in all of Chanhassen. I wish I could reassure you so that you could appreciate that we can't build something which people do not appreciate and therefore don't buy. We have every motivation to do the best job we can. If I could I would extend my interest in the area and I might say that unless I am prevented by doing so by economics, I would be inclined to do so, 12 e e !_. Bill Johnson: "Mr. Dunn, gould you expandalittle bit on your timing'? Ed Dunn: III have indicatedpublically that we have. entered into an agreement with New Horizon Homes to be the developer of this project, whether they will or won't is their option. They haven't bought it, they have option. The rasott that the area identified at this point in time for development of quads is simply that due to the current situation of financing. It is such a unit that can be financed in the market by those people with combined incomes of $30,000 per year or more. It is very difficult at thisp6itlt in time to finance other forms of development. I cannot give you judgement as to whether its right or wrong, but I think that it is wrong that a person cannot finance any kind of building that they want to build in. We have seen it that way in the past, but this is the present, and under the present conditions. Because that happens to be the present, this planned development does guarantee to you that you can know even though thats the case that by using this system we are talking about assu.res you that you know whats going to happen in these other areas. Unlike a simple planning process which would come in and say we want to do this today and we will see about the rest later. One of the reasons that your planned development process has been brought into your ordinances is to make that kind of commitment and put limitations on what the builder can do. We getaway from this see you later about the rest sort of thing.1f Carol Watson: "Phase III of this project" is apartment buildings and by the time we get to Phase III what is to prevent that from becoming low income housing? By that time the Metropolitan Council will certainly be asking the City of Chanhassen to provide atleast 285 units of low income housing. What is to prevent Phase III, would we have to count on Chapparel, or others hoping that it doesn't come in and thereby lowering the values of the other property?1I Discussion on low income housing. Art Partridge: IISince! asked the question before on the Lake Susan area, there is no plan within this program for the Lake Ann PUD... Metropolitan Council requirements?1I Ed Dunn: If We have no plans at this "lime for that area. We do not control what the laws and the poliCies of the Metro Council and the State Legislature and the City impose. I say impose, that it is at their discretion what they find desirable to provide. We do not control that, we have no plans to disregard that." Mark Koegler: "Under the Metropolitan Land Planning Actt Chanhassen, as well as every other municipality in the Metropolitan Area, is responsible, under the law, to. provide low and moderate income housing. Not only share of what: the existing need is for the City, but our share of the Metropolitan Area needs: The goal has been identified for Our community as 280 units over the next 10 year periOd. In our Comprehensive. Plan we are to address how we might reasonably go about meeting that goal. They further refine that goal... We have not yet plugged into any specific site. Thats 13 e e something that will be authority of these gentlemen as well as City Council as to where that type of housing would go and exactly what form it would take, whether it would apartments, double family subsidized units or whatever. What we have to do in the planning is identify programs . '.. reasonably use by the City of accomplish this goal ahd again if we fail to do that, if we fail to make some kind of progress in this area, the only impact that comes back on to us..." ' Art Partridge: "I asked this question mainly so that you would be aware that there is requirements, not necessarily here, but perhaps somewhere. What you are saying is don't build it next to us." Carol Watson: nI just think that when Mr. Dunn talks about the value of the homes at the ..last pUblic hearing ,he was talking about homes in the $75- 100 thousand some dollars. People do not locate those homes next to low and moderate income double and subsidized housing. We have to be concerned what is going to happen to that ev'en though it may not happen until the next ten years, but I plan on still being here." Ed Dunn: nOne of your best guara:atees that this does not happen next to your home is this kind of a plan. 'rhat is the flip side of that argument. It atleast puts it that it is not perceived that this is the logical area that should accomodate that kind of construction and not adjacent to single family." Unidentified: "I am beginning to get a;Little confused here. Are we talking about a specific plan, or are we talking about concepts, about campaign promises, or are we talking about the specific plan as layed out? Is that what youa::e considering?" Clark Horn: "We are talking about the overall concept that is layed out." Unidentified: "Did I hear that correctly that the number 2 area could be changed in its density?" Clark Horn: "At this point anything, could be changed." Unidentified: "How will we knovl' when yOU are go'ing to IlJake. you;t' decision?" Clark Horn: "The Minutes' are all public. If Ellen Chilvers.: "Is.n't :j.:,t true to that we could do somet.hing about changing the or~dinance?" Craig Mertz: "Zoning amendments can be initiated . either by the. Planning Commission or by the c;t,ty Council. The Planning- ComI\lis:sioh if they wish to initiate a zoning-: amendment would ca.11a,pub1:l>c " hearing on a specific proposal and at. the conclusion of the public hearing would vote to recommend avarticularcha;nge to the City Council, at which point the Ci,ty' Counci:l would vote on the amendment and it received 4 out of 5 yes votes;, the amendment would become 14 e e . I I part of the city erdinance en zoning." Ellen Chilvers: "How would we go abO'ut asking fer the Planning Commission to' do that?" Craig Mertz: "If you have a specific propesal, Iweuldsuggest that yeu put it into petition form andsuomit it to the Planning Commission. You have no method however, of forcing them to entertain a particular amendment. If the people en the Commission feel as a whole that it lacks merit and they don't wish to' call a public hearing you have nO' recaurse.1I Art partridge: "One lofthe other things that people are concerned about is the traffic on #17. We have Jack Anderson hereon that.ll Jack Anderson: "I have some information on that in my file and I don't want to be facetious but the person who talked about #17 in the same sentence talked aboutthehig'h3speed'of'thetraffic and the high volume in traffic engineering those two don't gO' together. When traffic goes up, the speed goes dowtt. The valume actually, at my recallection, was around 3500 cars now on #17 per day. That, in my estimation, is not very high and the impact that we are putting on it would increase it maybe a thousand or something like that. It was very modest increase and it was still well below the capacity of the road. For instance, look at Highway #5 which is also a 2 land road, the volume is around 11,0.0.0. so thats the rough idea. rt was also mentioned that there would be a problem with the bike pass and the hi,gh speed traffic if they put it right adjacent to. the roadway. I am not sure what the trade off is, but as the volume goes up the speed would gO' down and it would become s'afer for the bikes fram that paint, but the increase in exposure to' traffic might turn it the ather way.. I am not sure how' that would wark out. Highway #5 does handle peak hour traffic... My prediction is based an the Metra- pOlitan projections. . . " Unidentified: "We cannot provide enough jabs for people in ':t:Jlis community, they are going to' have to travel these roads to go elsewhere." Jack An.der~on addressed the subject of estimated traffic flows, his words were unclear on the tape. Unidentified: IIYou mentioned that your figures were based onithe Metrepolitan Council's prejections for Chanha,sseh. As far as it is my understanding, the MetrepolitanCouncil's projection far Chanhassen is considerably less for 1990 than Mr. Dunn's preposed development would bring in. Is that correct?" Jack Anderson: "That is cerrect." Unidentified: "Then in actuality, yeur figures wau1d even show more density en the roads if we: use Mr. Dunn's populatien." Jack Anderson: III think it would be wise to explain exactly what I did, not in very great detail. The Metrapolitan Ceuncil's traffic projections fer Highway #5 are being... from 494 all the Way out past Chanhassen all the way to Jonathan. B.as'edon'this co:t'l"id,o:t,' 15 e e -- increase of traffic they figure 3.6% per year. Where that happens within the corridor they have no con.trol over, they don' tknow where its going to happen. What I did was take this 3..6%, and We will say that Chanhassen developed the project by Dunn & Curry is over above that. I added it on top..." Ed Dunn: "I am not the traffic expert, but it is my obligation that we touch on this. We did touch on this just a bit the other day in the meeting with the Lake Susan Homeowners. I think probably that we repre~sent an aIie to the conununityi;n., the area of assisting in traffic movement management control. From this poilhtforward it is significant that things happen when there is a need in a community. Co. Rd. #17 for example is response to the Carver County perceived need to accomodate growth in the area. Other roads happen this way. Other needs, when the problem.. is serious, become solveab1e partly because you have increased needs by greater population. Some of those things, we have a public bus system now that I think shows an average ridership of 3 people per trip. By some form of subsidy, or whatever is necessary, it is probable that Chanhassen will need an improvement in this area. There is another factor, and that is I don't believe any of us when it comes to projection that these nUmID,ers that Jack referred that have been... by the Metro'Council reflect current fuel..." Clark Horn: "Any other comments? If not I would entertain comments or recommendations from the Planning Commission on the status of the public hearing." Tom Hamilton moved that the public hearing be closed at this time and that public written documents and input be submitted to the Planning Commission until May 9th at which time no further documentation will be received. Art Partridge second. 2 opposed, 5 yes. P;1otion carried. ,16 ..~ LAKE ANN PUD - PUBLIC IlliARING - APRIL 9, 1980 Int.erested bomemvners of the Greenwood Shores area bereby rc:quest that the Chanha,iSsen Planning Commission and the Chanhassen Ci ty Couci 1 reject the cleveloprnents for the Lake Ann and Lak(~ Susan areas as presented by Dunn & ii.jlT'Y. ~ve also request that the development~s submitted by Dunn & Curry be ~nited to single family homes with a maximum of 2 units per acre. We feel the developer's proposed plans for such a massive high density situation cannot in any way benefit the Chanhassen area, but can only result in serious problems regarding schools, traffic control, police and fire protection, an overburdened tax strllcture for existing residents, a higher crime rate, and other serious social problems. Althmlgh Dunn & Curry have advised their developments are within present village ordinances, a review of Zoning Ordinance #47 does present some questions which we feel should be clarified. Ordinance 11!.~7, Section I, under "Purposes and IntEmt" states as follows I "This ordinance is enacted for the purpose of promoting the health, safety, order, convenience and general welfare of the residents of the Village by regulating the use of the land, the location and use of buildings and tile arrangements thereof on lots by controlling the density of population and by avoiding environmental pollution". We feel the density of these projects will have a serious adverse impact on the water quality of the lakes and the natural habitats of the areas, and will damage or destroy many natural wooded areas. A:hough Section 14 of this ordinance states its objective is "to ~ovide the means for greater f1 exi bi 1 i ty in environmental design", it also states this must be achieved "without compromisi?g the health, safety, order, convenience and general welfare of the Village and its residents" . It also states "the p:i.:'oposed llses hTill not be detrimental to present and future land uses in the surrounding area". 1. As stated in the petition presented at the Public Hearing on March 26th, the areas in question are natural habitats for many forms of wildlife such as wild geese, heron, ducks, piliated woodpeckers, raccoon and deer. In addition, pheasants are very abundant in the Lake Ann PUD area. 2. The Green~ood Shores Park was originally designated for neighborhood USE:~ only. Since the exi stencc of Lake Ann Park, we have experienced an increasing number of social problems \\'i th our beach including drug parties ~ noi sy beer parties, pot smOkers, skinny dipping, religious cult ceremonies, and even more serious a~Jses by irresponsible individuals from other areas. The high density of the proposed developments will undoubtedly increase these problems to insurmountable proportions. Traffic can become an even more serious probleln for Greenwood Shores residents as more cars enter our area to take advantage of tbe seclusion available at the Greenwood Shores Park but not available at Lake Ann Park. . hereby request tlmt serious considc"ration be given to adeli tional park and beach arons in the proposed Lake Ann pun area when it is developed, to accommodate residents bet\veen the.' Lake Ann Park and t:he Greenwood Shores Parl<.. ~ ~ f t I ! Attachment #1, Page 1 t f f f,~ L r ~f -2 - We further request that an Environmental Assessment Worksheet be completed and thoroughly reviewed by the Planning Commission, City Council members, and an authoriative source other than the developer or his associates, and that no further action or decision for approval be made until the study is completed and .the full impact of this high density situation on the Chanhassen area can e determined. Mr. Dunn has publicly stated that a development of single family homes at a density ratio of two units per acre is not feasible. We believe if more consideration and attention is given to the environmental impact of such a high-density situation on the Chanhassen area, the developer will discover that such a development is not only feasible, but advisable. A recent inquiry to Eden Prairie revealed that not only would 2 units per acre be feasible, but is the density ratio for that village. pun plans are constantly being submitted at this ratio. In fact, the density factor at their Timber Creek project is 1.8 per acre. At the Public Hearing on March 26th, a statement was made that a recent development plan submitted to the Metro Council by Eden Prairie was returned to them unapproved, presumably because of a problem involving the limited density factor. It has since been determined that the problem actually involved the lack of information regarding general subjects, including the location of the gravel pits. Dunn & Curry's proposed plan for such a high percentage of multiple dwellings cannot, in any way, be beneficial to our community. Many occupants of these units will not be here on a permanent basis, and will not be interested in contributing to either the welfare or beauty of the area. Quad housing is quite new in this part of the country. Purchasers regard it .. a splendid opportunity to own property and build up equity, as well as gain ~e potential tax relief. What they do not realize are the many problems that could develop in the future in spite of the assurance of maintenance contracts. Some areas with multiple units are rapidly discovering that maintenance fees for these contracts have a tendency to increase each year until the sum reaches proportions where most o~ners feel they can no longer afford such luxury. The:0\ then can vote to withdraw from the maintenance program creating additional . problems for themselves as well as their community. Many purchasers of these units regard them as a temporary measure only, and merely another step tmvard mvning their own single fami ly home. They feel it is their only alternative at this time because of our present depressed economy and the high-prices of single family dwellings. With improvements in the economy, families will once again be searching for single-family homes and all Chanhassen will have to offer these potential residents, is the same high-density situation from which they are trying to escape. According to the developer's information resume, sanitation facilities for 52 units from the new development will connect up to the Greenwood Shores lift station. It is highly unlikely that this would be practical as past power failures affecting this lift st:ation have resulted in raw sewage backup into the basements of homes in the low-lying Lake Lucy area. This is not only an extremely serious health hazard for these residents, but also appears to be detrimental to Ordinance #47, Sec. 14, which states that any planned development must not have "an adverse impact on the reasonable enjoyment of neighboring &ope~ty". Ra;~" sc\vage ~n one,', s ?asement from. an inopera~ive lift sta~ion is ~1n1tely an adverse 1mpact rhe construct10n and ult1mate connect1on of these additional 52 units to the Greenwood Shores lift station also appears to be in opposition to Section 14 which specifies that the plaruled development must be of "sufficient size, composition, and arrangement that its construction and operation is feasible as a complete unit without dependence upon any other unit". Attachment #1, Page 2 -3- Ordil"la:nCe 1147, Section 1/14 also specifies that a planned development must not "create an excessive burden on parks, schools, streets, and other public facilities and utilities which are proposed to serve the development:". .. 2. e Traffic problems for Hwy. #5 and #101 from these proposed developments were detailed in the petition submitted at the Public Hearing on March 26th. Also to be considered are the additional traffic loads from the proposed Lake Ann development and the already existing Chaparral area. Hwy.#7 is the only other main artery highway into Minneapolis from these two areas. Extensive work was recently completed on Hwy. #7 and already carries a substantial amount of traffic from Lake Minnetonka and surrounding communities. Hwy. #17, or Powers Blvd., which will serve both Chaparral and the proposed Lake Ann development, was upgraded s?veral yea~s ago and is frequently used as a speedway by lrresponslble motorlsts. The proposed plan for bicycle paths along Hwy. #17 to the bike paths leading to Lake Ann Park presents a very serious safety hazard for bike riders, joggers, and children of these areas and should again be reviewed and revised. As no upgrading plans are apparently contemplated for any of the highways involved, serious commuter problems carl result for everyone west of the Twin Cities area. The developer's contention that car pools and staggered work hours will solve these problems is not at all feasible. Employers in the Twin Cities area do not intend to adjust their working schedules merely to accommodate residents west of the Twin Cities. Maintenance problems for all of these new residential streets and auxiliary approach lanes proposed by the developer, as well as additional park maintenance, will present insurmountable problems for our present Maintenance Department of 15 men. There should be no question that manpower requirements will have to be increased substantially to serve all of these areas together with additional trucks, snowplows, and other equipment. Eden Prairie employs 90-100 men for their 17,000 population. As evidenced in Eden Prairie, it is possible to retain the Volunteer Fire Department structure with this projected population increase. However, our present volunteers totaling about 30 men would have to be increased considerably, and additional trucks and other fire fighting equipment provided. Eden Prairie has 45-50 men stationed at three Fire Stations. Chanhassen will have a total of two stations upon completion of the new Hinnewashta station recently approved by referendum. Law enforcement problems will also require prime attention. Chanhassen does not have its own police force, but is serviced by the Carver County Sheriff's Office. A full time Police Department will have to be formed and furnished with the necessary equipment and squad cars. Eden Prairie's Police Department consists of 20 sworn officers, 2 clerks and 2 non-sworn officers, plus the necessary equipment and squad cars. ' All of these necessary additions to our community will require much additional tax reven~le. A ~Ul~ t~x structure will not be levied against any of this new ...on?tructlon untll ~t lS fUlly ?ompleted. Full completion is usually postponed ~lt~ 1 the pr~perty ~~ sO~d, strlctly because _ of the, f~vorable tax stnJcture. .~ lS, therefore, ~~asonable ~o,a?sume_that the addltlonal tax revenue required wlll become the major responsJ_ bJ_ll ty of residents now living in the communi ty. 3. 4. Att~chment #1, Page 3 . , ( , -4- It is o~r opinion that the commercial area as proposed by the developer for the Lake Ann PUD cannot in any way benefit the quality or value of the surrounding propert:ies, but will obviously attract additional commercial construction, some of which may well fall within the category of fast-food establishments, a highly ~desirable element for any residential neighborhood. As the downtown business ~strict is within a quarter mile of the proposed site, we can see no advantage for residents of the proposed Lake Ann development or to the businessmen and merchants of the downtown area. We, therefore, request that this area be rezoned to single family residences at the previously quoted density ratio of two units per acre. In addition, we feel that careful consideration should be given to the future placement of the inevitable low-income subsidized housing and the adverse impact this type of housing will have on adjoining properties. As the Dunn & Curry plans for the Lake Ann and Susan areas appear so detrimental to Chanhassen's present ordinances regarding the environment, density, safety factors, health, convenience and general welfare of present residents, it is difficult to understand how these plans, as presented, even reached a Public Hearing. The original plan apparently materialized about 3 years ago. Many preliminary procedures had to be fulfilled by the developer before it reached the Public Hearing stage. We feel all of the factors presented in the petition submitted March 26th and in this presentation deserved much more careful consideration, study, and review by those individuals responsible for the welfare of our community. We hereby request that Zoning Ordinance #47 adopted February 8, 1972 be immediately revised or a new ordinance drafted and acted upon immediately limiting the density ratio of future developments in the Chanhassen area. ~dinance #47 is now obsolete in that it does not specifically state limits ~r any type of density saturation. As multiple dwellings are extremely profitable, they will undoubtedly be incorporated more and more frequently into the future plans of developers. We feel that until Ordinance #47 is either revised or a new ordinance drafted and passed, a building moratorium should be imposEtl immediately to control this situation for the protection of all present and future homeowners and to preserve and protect our present and future environment. We again request that the Chanhassen Planning Commission and the Chanhassen City Council give intensive study, review, and consideration to all points and questions presented at the Public Hearings for the proposed development of the Lake Ann and Susan areas. We further request that the proposed developments as presented by Dunn & Curry be rejected. e Attachlt\ent #1, Page 4 't2