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1978 Estate developmentPI,ANNTNG REPORT DATE: April 6, 7978 To: PJ-annning Commission -E ROi,!; Bruce Pankonin, City SUBJ: Estate Developments EIlffi}frIIffi$SH[fl 76,10 LAREDO DRIVE.P.O. BOX I4T.CHANHASSEN, MINNESOTA 55317 161z 474-8885 and Staff P l anner PLANNING CASE :P-349 CounciL Minutes Dated March 6, L978REFERENCE: City City Council Directive As shown in the March 6,1978, City Council minutes, the Councilgenerally accepted the Planning Corunission's recommendation of February 21-, 1978, wherein all urban development should be channelled into that area of the community Presently served with sanitary sewer and water. The Council-, however, felt the Planning Commission should develop criteria under which a limited amount of deveJ-opment could take place in the unsewered portions of the community. In response to council directive, I cautiously offer the following: Criteria for Estate Developments 1. Purpose of estate developments. As I understanil the Council-'s purpose for estate developments, is to provide standards for the creation of large lot subdivisions in the unsewered portions of the community, however, the estates should be logical and orderly without compromising the corununity's health, safety and welfarE. ' Within the estate format, there should be a provision for variances from the strict interpretation of the literal standards; provided, the community's health, safety and welfare is not compromisecl. 2. Performance standards shoul-d be developed which will guarantee the communityts health, safety and welfare will- not be jeopardized. 3. Fiscal integrity of the City. The Planning Commission should not allow developments which will cause Premature extension of urban services, create pollution problems or be disruptive of future urban patterns. Estate developments, on the other hand, shoulil aid, if at afl possible, i-n retirement of the City's existing debt. CITY-CF Fianning Commission April 6, 1978 4. Estate d.evef opments should facilitate through movement on existing and proposed arterial streets. In no instances should an individualdriveway be allowed direct access to said arterial streets. 5 a t . Access to the estate area 11 weather roads. Again, in o travel- on a gravel road to 8. llstate developments shorrld providethis is a function of initiaf design. The remaining unsewered portion offrom encroachment of. urban persons as a living area. (both primary and secondary) should be viano instances should the urban person havegain access to the estate area- 6. Estate developments should be planned as a "planned unit development"respecting natural drainage and adhering to strict conservation praatices. 7. Estate areas should be easily adaptabLe to future re-subdivisionafter the installati,on of future urban services, if any. for f uture l-inear easenen ts,. Plannerr s Re comrnend.ation I recommend the estate area of Chanhassen relegated to that portion ofthe community which has rnunicipal trunk sewer service available at thepresent time, but is lacking in municipal sanitary sewer. Further,the estate area shouLd be designed as a planned unit development with.on site septic systems developed at a scale so as to not cause pollutionproblems or increase the probability of prernature expansion of municipalservices. fn addition, access, whether primary or seconclary, shouldbe via al-I-weather roads- Finally, the estate development shoul_d be"pre-p1atted" (during the preliminary development p.lan stage) and theinitial structures should be placed relative to anticipated resubdivisionpIans. the community shoukl be well protected desiring the rural economy and environment As skematically shown in the attached graphic, there is 700 acres ofreal estate within the City of Chanhassen which has all weather road.s,high amenity packages and sanitary sewer service avail_ab e. It isconceivable the comrnunity could develop 200 - 300 2\ acre estates in thisarea. 3CITY\fF CHINHISSEN 7610 LAR EDO DR IVE. P.O BOX'] 47.CHANHASSEN, [4I NNESOTA 5531 7 (612) 474-8885 As shown in the attaehed attorneyrs report, the City of Chanhassen does not have a great deal of flexibility in deciding types of development appropriate for the unsewered portion of the community. To that end, I would suggest the city council either update therestrictions in city ordinance 45 to correspond with the minimumstandards setforth in the Metropolitan Significance regulations, or extend the moratorium ordinance until the plannj-ng commission completes the City Plan pursuant to the Mandatory Planning Act.In addition, the city council should instruct the Planning Comnissionto develop goals, policies and development standards for estate develop- ments that the Metropolitan Councif can accept during the Compre- hensive Plan approval stage of the city's plan. Managerr s Comments My understanding of the Planning Commission recommendation is that premature development in the rural area should be discouraged. Basically, the Council endorsed the philosophies presented by the Planning Cornmission, but such recommendation did not provide any varianceprocedures for allowances for discretion by the Council. As I read the attorneyrs report, I do not befieve the City has discretion in development proposals j-n the rural ar,ea. Metropolitansignificance legislation basically prohibits new developments where land divisions are Less than l-6 acres. As a part of the ComprehensivePlan process, smaller divisions could be considered, i.e. approximate5 acre lots representing estate types of development. As a part ofthe plan process criteria for such estate developments would be considered and, if these $rere approved by the Metropolitan Council,the Metropolitan Significance legislation would no longer apply. However, until Metropolitan Council approved special guidelines for estate developments as a part of our total plan (these issues cannot be separated) , the Metropol-itan Significance regulations would app1y. MEMORANDUM DATE: I{arch 15, 197I TO: Don Ashworth, City Manager FROM: City Planner, Bruce Pankonin SUBJ: Estate Developments PLANNING CASE: P-349 Mayor and Counci 1 -2-March 20, 1978 Assuming that my interpretation of plannj-ng reports and the attorneyrs opj-nion is correct, it would appear as though the council is limitedin tleir dj-scretion to not allowing a building permit to be issuedto property in the rural area unless the property was: 1). An approved 1ot of record prior to.... 2). An existing metes and bounds lot of record as of 3). A division of l-and resulting in at least 2 parcels ofland being 16 acres in size (for each 1ot so created) , having fro ntage of ... on a public street of and meeting criteria The council may have some discretion in the above policies in that thecity may 1egaI1y have to hraive these requirements for developments where preliminary plats have previously been approved, i.e. Hessef'arm. This question wouLd have to be reviewed by the attorney in each case where the developer cfaimed that the council had prevj-ously approved a total preliminary plat and had thus gi-ven approva] to such development if conditions of the preliminary plat were met bythe developer. Additionally, the counciL could instruct thePlanning Commission to consider variance procedures and estate type develoments in preparation of the Comprehensive Pl-an together withcriteria for such.. CITY..,OF EHINHISSEN 7610 LAREDO DRIVE.P.O, BOX I4T.CHANHASSEN, MINNESOTA 55317 16121 474-8885 }TEMORANDUM TO: City Manager, Don Ashworth FROI4: Assistant City Planner, Craig Mertz DATE: March 17, J-978 SUBJ: Metropolitan Significance Regulations In 1975, the State Legislature empowered the Metropolitan Council to review all matters of "metropolitan significance" undertaken by 1ocal governments. (See M.S.A. 473.1'13). Rather than defining the term "metropo1itan significance", the legislature instructed the Metropol-itan Council to adopt regulations defining that phrase. The regulations were to be prepared no later than September l, I976. The Legj-slature also empowered the Metropolitan Council to order a suspension of activity on any matter found to be of "metroplitansignificance". The perj-od of suspension may not exceed L2 months. You have asked this office to comnent on the interrelationsh ip between the so-call"ed "metropolitan significance" regulations andthe expected development pressure on the unsewered areas of the ^.1 !., The Metropolitan Council adopted the required "metropolitan significance"regulations in the fa1l of 1"977. These regulations became binding on Chanhassen on Decembex 20, 1977, when the Attorney General approved the regulations. These regulations provide that the Metropolitan Council may issue ord.ers suspending the comencement of construction on any proposed matter for a period of up to one year:. The regulations provide several definitions for the term 'rmetropolitansignificance". Under a key definition, any issuance by chanhassen of either a mere building permit, or a pl-at approval, or a conditional use permit wou1d. have "metropolitan significance" if the issuance: a). Would result in the division of land into three or more parcels, which if totally occupied by dwellings, would result in a density of greater than 40 units per square mile or any portion thereof and, Mr. Don Ashworth -2-March 17 , 197I b). Could l-ead to the premature expansion of the public sewer system or, c). Would disrupt agriculture. If a section were divided into lots of 16 acres each, a density of 40 units per square mile woufd be attained. The l{etropolitan Council could issue a one year suspension order on any proposed development in Chanhassen, if in the view of the Metropolitan Council,that development rrould fit within the definition described above. ? CHINHISSEN MEMORANDUM DATE: March 2, 1978 TO : Don Ashworth , Ci ty I'lanager FROM: Bruce Pankonin, City Planner SUBJ: Estate Developments PI"ANNTNG CASE: P-149 REF: City Ordinance 33, 33-8, 45 and 64-8. Attached hereto, for city council review and consideration,following documents submitted in response to the proposition opening-up Chanhassenrs unsewered area for development: 76IO LAREDO DRIVE'P,O. BOX 147'CHANHASSEN, MINNESOTA 553'I7 (612) 474"8885 are the of I) . City Plannerr s aCopted by the 2\.City PIanni ng r978. report dated February 2L, 1978, as Planning Commiss ion. Commission minutes dated February 22, Roman Roos, Chairman of the commission I s recommendationsingle most important issue I had anticipated that a discussio be presented at this meeting. Suc Planning Commission, wiII present the on $rhat has turned out to be thefacing the City of Chanhassen. rl!4!C99r' q Conune n t s This office supports the recofiunendation of the Ptanner and planning commission. Discussion of the policies presented in this rePort provide the basis of revisions to the present sewer moritorium ordinance (enacted to study vrhat changes $rere necessary to ordinance 47 which prohibited subdivision of lands in the unsewered areas) . General discussion of the pol-icies presented is recomrnended this evening i{ith lst reading of a proposed ordinance emerging from these discussions for lst reading on March 20, 1978, and final reading at the first meeting in April. f the existing debt would also as not been comPleted. However, Inohh CITY*OF Staff and Planning Commission recommend the council adopt the attached. Mr. Don Ashworth March 2, L97I-2- have attached a copy of the engineerrs report on this item in the administrative section. I anticipate presenting my summation and update at the March 20, 1978, meeting. Y, i REGULAR PI.ANNING COMMISSION MEETING FEBRUARY 22, L978 Roman Roos calIed the meetl.ng to order at 7:30 following memberg Present3 Dlck Irtatthews, uaL and Jerry Neher. Les Bridger came at 9:00 p.m. absent . p.m. with the MacAlpine, Hud Hollenbackwalter Thompson was ITTINUTES ! Anrend the motLon under MARVEL EGGAIiI SUBDMSION in the FeFruary 8, moved to rec Marvel Eggam Subd lvl s lon data be r*alv I978, Planning Conmission minutes as follows: Jerry Neher omrnend the Council- approve the prelirninary plat for dated February 8, 1978, and qrant a varl-ance to the Ordlnance wherein the requlrement for topographic ed. The Planning Commisslon instructed the applicant to prepare the final plat pursuant to ordinance 33, section I0.04. Motion- seconded by Walter Thompson. The followinq voted in favor: Roman Roos, Jerry Neher, Dlck llatthewB, and Walter ThomPson. Hud Hollenback voted no. MotLon carrLed. Amend the motion under ELIZABETH SWEIGER SUBDIVISION in the February 8, 1978, PlannLng Commission minutes as follows: Pursuant to Council action, Jerry Neher moved to approve the resubdivision for Elizabeth Swelger rrrlth the stiPulatlon that the easterly most lots wiLI be 87.5 feet of frontage each and the corner lot have 105 feet of frontage. Mrs. Sweiger was instructed to prePare a flnal plat pursuait to ordinance 33, Section l'0.04. The Planning Commission lecommended that the subdivider petltlon for city water. Motion seconded by Walter ThomPson and unanimously approved. Jerry Neher moved to approve the February 8, 1978, Planninq minules as amended. Motion seconded by Hud Hollenback. The voted Ln favor: Roman Roos, Jerry Neher, Dick ljlatthews, and Hollenback. Mal MacAlpine abstalned. Motion carried. GOVERNOR I S COMMISSIoN oN CRfME PREVENTION: John MerriII from the Governor I s Commiss 10n on crime Prevent ion gave a s Iide presentat ion STATE DEVELOPMENTS I undertook a st udy to subdlvisions of land Commission foI lowing Hud and suggested numerous ways in which landscape design can deter crime. The Planning commission, in concert with Ehe carvcr county Sherlffrs Departmeni, wlII review all site plans wiLh Mr. Merrillrs colunents in mind . In the sPring of 1977, the Plannintl Commission consider ietaiinq Clty ordinance 45 by allowinrl in areas of the iommunlty which are not PresenLly served wlth sanitary sewer. The cotnmon moniker the Planning Commlsslon and stafi pl-aced on this subject was 'rEstate DevelopmenL". The principal hypothesis offered by the study is that the uncontrotlla pr6iiferation of new i'lousing stirts, in. t'he unsewered portion of thl cftv, wi.if adveraely affe;t the health' safety' and nel-fare of the community. By encoirraglng development to locate ln the sevrered. portions of tire clty, how-ver, will Lnsure that private developirent -riir - i"ii", prLil" lnvestment, rather than the i"rr"..", whl-ch- has been the traditlonal Patterl' -It ls hoped.that srct-p.i"ifces wirr nol ;;ly-P;;ote the'uae of already existl'ng publiL facilities to thelr i "ifnum capacity, but wlll also. minimize laditional public i;";;t*;"i;,-p"itr"irr"rr|' those of an unPlanned and unexpected nature. To manage chanhassen's encumbered munlcipal deb+- s' as --o "nserve outward urban expansion of the twin city metropolitan area, which has been odburring ln the l-ast quarter century is and hopefully wlll contlnue to transform areas of "rural" chanhassen into an urban economy and envLronment. The urban reservoir concept proposes to dellneate those areas of the city which wiII have to undergo urbanizatlon by the year 1990. The urban reservoir concepf is based primarlly on exJ-stlng urban development, availability of sanitary sewer and water expans.lon, vehicular access, both existing and planned, and enthuslastLc populatLon growth allocated for Chanhassen as a proportlon of total metropolitan qrowth. Within Chanhassen, the urban reservoir concePt would divide the city A. Lnto three distinct types of land use: Urban Reservoir The urban reservoir is that area of the city which is or will be developed l-nto a resldential density so as to retire the city's encumbLred debt. The urban reservolr contains approximately 3,000 acres of developable residentlat land. Ilithln thLs area the city can expect 2I,000 peopLe to reside in 6500 dwellinq units. B. Sub-Urban Reservoir The rural area of the community should remain rural the urban and sub-urban reservoir reach a saturation sewer is provided to the Lake Ritey Creek and Bluff until .rf tcr and sani tarY Creek Watersheds. By channeling all qrowth of the city, for the short tcrm, into Lhe "iirting sew6red sirvice area wilt, hopefulry, be sufficient to pay the citf 's existlng debt. By leaving the sub-urban and rural area in an olen state wlIl allow ln orderly development into these areas after tire l-nstallation of necessary sanitary sewer - and -water ' without growth in the sub-urban and rural irea, the Potential for -increasedp"uif" investments for net^, roada, sewer, water, pollce and, fire lrotection, parks and schoole wtit Ue reduced and said capital costs Lan be chann-e1ed into the exlstlng urban reservolri because' the cltyrs Lnfra-structure Ie not dev6loped to a sufficlent scale so as to handte aevefolmerri oit"" than ihe exlsting rural economy and envLronment. The urban reservoir concePt should be the fundamental premise upon which the city-s plan shoild be developed. After this issue has been answer:.:d- by lh.,' "f tV "ll-.-rci]- al-l ci" :\':"\'lsro- I c "-\''- a-C planning Commissiotl Meeting February 22' ]-9'tv '2' credit and taxes, the city should adopt a poJ.icy of channeling all new growth lnto those areas of the city which are currently served wlth sanLtary sevrer. Sald channeling of growth, could be defined as the "Urban Reaervoir ConcePt". The sub-urban area is proposed to be urbanized after the city can see a positLve cash flow to the existing municipal debt. The sub-urtan area is that area of the community (approximately 1,800 acres excludlng the Arboretum and Lake Minnewashta Regional Park) whtch wiII receive lnterceptor sewer service after the installation of the Lake Ann rnterceptor Phase Ir. C. Rural Area Planning Commissldn Meeting February 22,197!-3- rural development will fall lnto place and the.clty can develop a capltal Lmpr6vements budget to lmplement the cityrs future urban and rural area. Les Brldger moved the adoptlon of a resolution that the Planning commlgslon endorges the Plannerts urban Reservolr'/sub-urban Reaervoir/ Rural drea concePt descrlbed ln the Plannerrs report dated February 2L, Lg78. Motlon seconded by !ra1 UacAlpine and unanimously approved ' Members co[unented on the above resolutLon. Dlck uatthews - I have read the rePort and I donrt have any problems with lt. The areas of the sol-l, thatrs information that I guess I donrt truly understand. Ua I lttacAlplne - I have no problem wlth lt . i." Siiagl. - I have read Lhe report and I also am in agreement with Lts context. Hud Hollenback - Agreed . Jerry Neher - I have read the report and I am in complete agreement with it. Roman Roos - I, in like manner, agree to it. ttle have to make sure that Private development is golng to follow public lnvestment and thatrs basl'cally what this is all about' Hud Hollenback moved the adoptlon of a resolutlon that the Planning Commission endorses the concLpt of channellng alI residentlal growth into the sewered areas of the city. Motion seconded by Jerry Neher and unanimouslY aPProved. Members commented on the above resolutlon. lerry wetrer - It is important to me that we do that for fiscal purposes Hud Hollenback - Agreed. Les Bridger - I have no problem with it' Mal llacA1plne - No Problem-Dick Matthews - No Problem- Roman Roos - We mention resl-dentlal, should we aLso involve industrial and comrnerc la I ? Bruce pankonln - ordlnance 45, as Presently structttred, -says no buildlng permlts -f or com^ot"lal 'rnd industrial uses wllI be issued wlthout sanitary sewer ' Roman Roos - If that be so, then I agree also' riicx uatthews moved the adoption of a resolution Ehat the Planninq Commission endorses a policy of dlminishing the need for further iu"iti.y sewer and watlrmain extensions by creating,-:I::t::' performince stanaaras-Foi on-site septJ'c iystem' ltotlon seconded ty MaI MacAlPlne and unanlmously approved' Members coNnented on the above regolution' Dick uatthews - By "tii"t"i performance standards' who is goinq to determine that? craig uertz - The E;;I;eer can-make -reconmendatlon to you on what tvp" "i-t..t"itir lerformance shourd be expected of a moaein septtc eyitsn and you make-your.iud?men!-91 that. obvi-ously,- atrlcter ls an lndefinite term but the lde; is conieyed that thls is a device that you want Ii-uI! t" g"itd aqainst sewer problems in the unsewered area 'Di.ck Matihe'"rs - Il.c:., -'"et's sal f-ha+- an i;r::-s':'--''- D ::: : .- -' e: :: -- .- a:: Plannlng comrntssl;n Meetlng Fglruary 2?, Lg78 -4- a septlc Eystem and it goes hay wire. If that goes bad, then does thls take over and do we inaist that he put in our new adopted approved better Bygtem? Bruce Pankonln - We have to determLne what le etrl,cter. As I gee hrhat will happen, the city will provlde a more frequent,, inspectlon role than what existe rlght now so that the problemg rrill be headed off before they are probl"ems . Jerry Neher - There are many septic aystems in the city today that are not dolng the job. I would llke to see the word changed on that to nmuch stricter'r. Cralg Hertz - If you endorse this policy what I would see is that the engineer be told to make gome recotnmendation to you on what shoul-d be in an on-eite septlc ordinance and at that time you would hit the lssue of what are you going to do, are you golng to treat the existing system the same as the new system. Irla I MacAS.plne - It ls something that should be fairly clear. It could be a hot issue. Jerry Neher - I believe by the very virtue of this it means $re are gorng to have a gtricter ordinance of some sort in the near future. Les Bridger - To what degree of change are we talking about, new aystern or old system? Pantonin - We havenr t really given it any thought. ridger - That's the only hang uP Irve got with it. ol,lenback - No questions. I agree. Neher - I agree. Roos - I think itts a very important resolution and I want make sure that we note that itrs related to item 19 and ltrs an effective way of controlling growth in item *9. to Bruce Les B Hud H Jerry Roman Jerry Neher moved the adoption of a resolution that the Plannincl Commission endorses a policy of refusing to entertain residential PUD applications for the arEas outside of the urban rescrvoir ' Motion- seconded by Hud Hollenback and unanlmously approved' MaI MacAlpine moved the adoption of a resolution that the Planninq Commission endorses a policy of in-filling and/or developing thosc areas of the City wher; capital investments have already bcen made in the form of sewers and water facillties. Motion seconded by Les Bridger and unanimously approved. HudHollenbackmovedtheadoPtionofaresolutlonthatthePl.rnning Commiss.lon wIIl establish a lapital improvements program which will regul-ate the future -""ie"si"n Lf santtiry sewer and water ' Motion se6onded by Dlck Matthewa and unanlmously approved' Jerry Neher moved the adoption of a-regglution that the Planning commigslon ls concerned atout the size of the Clty's bonded indebtednes. .na .rraoisei-a potlcy of channellng -all. residential gi"rth-1"t" ttre "uruan-ieserirofr"-for PurPose? 9f Tti":iining the fl_scal lnregrity "f-[il"-"iay. iotion iec6ntted by Hud Hollenback and unanimously approved. t-he Plannino .tr-- -,-'-: :-:,''-' .if€:11-tS Fq Les BrLdger moved Lhe adoptLon of a regolutlon +-har- Comm-{-ssl.;.-.: enicrs()s a .pol-;y c',:i denyi:rr: :es:.cl.en -:-a- 10. Plannlng Cornmlssion lteeting February 22' 1978 -5- to aII newly created lots or tracts located outside of the urbanreservoir. Motlon seconded by Jerry Neher and unanimously approved. Mal MacAlpine moved the adoption of a resolution that the Planning Commlss{on endorses a pollcy of strictly app}ying the ordinance 47 Lnimurn lot slzes to all residentlal buildlng permit applicationsfor existing lots or tracts located outside of the urban reservoir. Itlotion seconded by Dick Matther.rs and unanimously approved. Hud Hollenback moved the adoption of a resolution that the City Staff and attorney be empowered to proceed with an inventory of City ordinances whlch conflict with the above described policies and be empowered to proceed with the drafting of the appropriate amendnents and comprehensive city plan for consideration by the Planning Commisslon and the Clty Councll by December 31, 1978. Motion seconded by Jerry Neher and unanimously approved. COUNCIL MINUTES : d-IE6=sea-5t-TEe The Council minutes of February 6, Planning Commission. 1978, were MaI MacAlpine moved to adjourn. Motion seconded by Dick Matthews and unanimously approved. Meeting adjourned at lI:I0 p.m. Don Ashworth City Manager aCITY-'OF THINHISSEN 761 O LAR EDO DR IVE. P.O, BOX 1 47' CHANHASSEN, IV I NNESOTA 5531 7 16121 474-8885 MEMORANDUM DATE: March 2, 1978 TO: Don Ashworth, City l{anager FROM: Bruce Pankonin, City Planner SUBJ: Estate Deve l-opments PLANNING CASE: P-349 REF: City Ordinance 33, 33-B, 45 and 54-8. Attached hereto, for city council review and consideration, are thefollowing documents submitted in response to the proposj-tion of opening-up Chanhassenrs unsewered area for devel-opment: 1). City Plannerr s report dated February 2l , 1978, as adopted by the Planning Commission. 21 . City Planning Commission minutes dated February 22, 1978. Roman Roos, Chairman of the Planning Commission, will- present the commissionts recommendation on what has turned out to be the singl-e most j-mportant issue facing the City of Chanhassen. Staff and Planning Commission reconmend the council adopt the attached. Manager I s Comnents This office supports the recommendation of the planner and planning com:nission. Discussion of the policies presented in this report provide the basis of revisions to the present sewer moritorium ordinance(enacted to study what changes were necessary to ordinance 47 whichprohibited subdivision of lands in the unsewered. areas) . General discussion of the policies presented is recornrnended this evenj-ng with 1st reading of a proposed ordinance emerging from these discussionsfor Lst reading on March 20, 1978, and final reading at the first meeting in Apri1. I had anticipated that a discussion of the existing debt would also be presented at this meeting. Such has not been compLeted. However, I I,1r - Don Ashworth have attached a copy of administrative section. update at the March 20, the engineer's report on this item in I anticipate presenting my summation 197 8, meeting. Iti,ar ch 2, 1978 the and J / \- REGULAR PLANNING COMMISSION MEETING FEBRUARY 22, l-978 Roman Roos called foJ-J"owinq members and Jerry Neher. absent . the meetJ-ng to order at 7:30 p.m. with thepresent: Dick Matthews, Ma1 MacAlpine, Hud HoIlenback, Les Bridger came at 9:00 p.m. Wal-ter Thompson was MINUTES: Amend the motlon under MARVEL EGGAM SUBDfVISION in the FEbruary 8, 1978, Planning Commission minutes as follows! Jerry Neher moved to recommend. the Council approve the preliminary plat for MarveL EEgam ilated February 8, L978, and qrant a variance to the Subdlvision Ordinance r+herein the requirement for topographic data be wal"ved. The PLanning Commisslon instructed the applicant to prepare the final plat pursuant to ordinance 33, Section 10.04. Motion seconded by Watter Thompson. The following voted in favor: Roman Roos, Jerry Neher, Dick Matthews, and Walter Thompson. Hud Hollenback voted no. MotLon carried. tunenal the motion under ELIZABETH SWEIGER SUBDIVISIoN in the I'ebruary 8, 1978, Planning Commission minutes as followsr Pursuant to Council action, Jerry Neher moved to approve the resubdivisLon for Elizabeth Sweiger with the stipulatlon that the easterly most lots will be 87.5 feet of frontage each and the corner Iot have 105 feet of frontage. Mrs. Sweiger was instructed to prepare a final plat pursuant to Ordinance 33, Section 10.04. The Planning Commission recommended that the subdlvider pet3-tion for city water. l,lotion seconded by Wal-ter Thompson and unanimously approved. Jerry Neher moved to approve the February 8. 1978, Planninq Commission minutes as amended. l4otion seconded by Hud Holl-enback. The following voted l-n favor: Roman Roos, Jerry Neher, Dick Matthews, and Hud Hollenback. Ma1 MacAtpine abstained. Motion carried. GOVERNoR' S CoMMISSIoN ON CRrME PREVENTIoN: John Merrill from the Governorts Comml-ssion on Crime Prevent l-on gave a s Iide presentation STATE DEVELoPI"IENTS; In the spring of L977, the Planning Commission tndertook a study to consider relaxinq City Ordinance 45 by allowing subdivisions of land in areas of the community which are not presently served with sanitary sewer. The common moniker the Planning Commisslon and staff placed on this subject was "Estate Development". The principal hypothesis offered by the study is that t,he uncontrolled proLiferation of new housing starts,. in the unsewered portion of the clty, will adversely affect the health, safety, and welfare of the community. By encouraging development to locate in the sewered portions of the clty, however, will insure that private devel-opment will follow public investment, rather than the ieverse, which has been the traditional Pattern. It is hoped that such practices will not only Promote the use of already existinq public facil-ities to their maiimum capacity, but will afso minimize ldditional public investmenLs, particularty those of an unplanned and unexpected nature . To manage Chanhassen's enc,-:Jn'bered. q.':nicl-pa'1 dqbt s') ;:r :. a?nse:ve and suggestecl numerous ways in which landscape design can deter crime. The Planning Commission, in concert with the Carver County Sheriffrs Department, will review all site plans with Mr. MerrilI's comments in mind . Planning commission Meeting February 22, L}TY -2- credit and taxes, the city should adopt a policy of channeling all new growth into those areas of the city which are currently servedwith sanLtary sewer. Said channeling of growth, could be defined as the "Urban ReservoLr Concept". Outward urban expansion of the twin city metropolitan area, which has been occurring in the Last quarter century is and hopefuJ-1y wilt continue to transform areas of "rura1" Chanhassen into an urban economy and environment. The urban reservoir concept proposes to delineate those areas of the city which will have to undergo urbanlzatlon by the year 1990. The urban reservoir concept is basedprimarily on exlstlng urban development, availability of sanitary sewer and water expansion, vehLcular access, both existing andplanned, and enthusiastlc population gro$rth allocated for Chanhassenas a proportLon of total metropolitan qrowth. Within Chanhassen, the urban reservoir concept woufd divide thecity lnto three dl-stinct types of land use: A. Urban Reservoir The urban reservoir is that area of the city which is or will be developed int.o a residential density so as to retire the cityrs encumbered debt. The urban reservoir contains approximately 3,000 acres of developable residential 1and. within this area the city can expect 21,000 peopl-e to reside in 6500 dwelling units, B. Sub-Urban Reservoir The sub-urban area is proposed to be urbanized after the city can see a posJ.tive cash fl-ow to the existing municipal debt. The sub-urban area is that area of the community (approximately 1,800 acres excluding the Arboretum and Lake Minnewashta Regional Park) whlch will receive interceptor sewer service after the installation of the Lake Ann Interceptor Phase II. C. Rural Area The rural area of the community should remain rural until after the urban and sub-urban reservoir reach a saturation and sanitary sewer is provided to the Lake Riley Creek and Bluff Creek Watersheds. By channeling all growth of the city, for the short term, into the existLng sewered servl-ce area wiIl, hopefully, be sufficient to pay the cityrs existlng debt. By leaving the sub-urban and rural area in an open state wlll allow an orderly development into these areas after the Lnstallation of necessary sanitary sewer and hlater. without growth in the sub-urban and rural area, the potential for increased publlc invesUnents for new roads, sewer, water, police and fire protection, parks and schoots will be reduced and said capital costs can be channeled lnto the exl-sting urban reservoLri because, the cl-tyts lnfra-structure is not developed to a sufficlent scale so as to handle development other than the exJ.sting rural economy and environrnent. The urban reservoir concept should be the which the ci.ty-s plan should be developed. been answered by the clty cl'-:r:--r.1. aLl ci fundamental premise After this issue '-':.. :'\.', 5?e-' s ":'b:: upon has Planning Commlssion Meeting February 22,1978 J-nto place and the city to implement the cityrs -3- can develop afuture urban rural development will faIlcapital lmprovements budget and rural area. Les Brl-dger moved the adoptJ-on of a resolution that the Planning Commissl-on endorses the Plannerrs Urban Reservoir/Sub-Urban Reservoir/ Rural Area concept described ln the Planner's report dated February 2t, 7978. Motlon seconiled by Ma1 MacALpine and unanimously approved. Members commented on the above resolution. Dick Matthews - I have read the report and I donrt have any problems with lt. The areas of the soi1, thatrs information that I guess T donrt truly understand. Mal MacAlpine - I have no problem with it. Les Bridger - I have read the report and I also am in agreement with Lts context. Hud Hollenback - Agreed. Jerry Neher - f have read the report and I am in complete agreement with it. Roman Roos - T, in like manner, agree to lt. We have to make sure that private deveLopment is going to follow public investment and that's basically what this is all about. Hud Hollenback moved the adoption of a resolution that the Pfanning Commisslon endorses the concept of channelinq all resl-dentlal growth into the sewered areas of the City. Motion seconded by Jerry Neher and unanl-mously approved . Members commented on the above resolutlon. Jerry Neher - ft is important to me that we do that Hud HolLenback - Agreed . Les Bridger - I have no problem with it. MaI MacAlplne - No problem. Dick Matthe$rs - No problem. Roman Roos - We mention residentl-al, should we also and corunerclal ? for fiscal purposes. involve industrial Bruce Pankonln - Ordl-nance 45, as presently structured, says no building permits for commerclal and industrial uses wl11 be issued wlthout sanitary sewer. Roman Roos - If that be so, then I agree also. tjick t'latthews moved the adoption of a resolution that the Planninq Commisslon endorses a policy of diminishing the need for further sanitary sewer and watermain extensions by creating stricter performlnce standards for on-site septic system. Motion seconded by Mal UacAlplne and unanlmously approved. Members eommented on the above resolution. Dick Matthews - By stricter performance standards, who is going to determine that? Craig Mertz - The EngLneer can make recommendation to you on what type oi technical performance should be expected of a-modern septLc system and you make your judgrment on that. obviously, stricter Ls an indefinite term but the idea is conveyed that this is a device that you want to use to guird against sewer probl-ems in the unsewered area. Dj-ck l4at:h.e'cs - TLe:,, J-e1:'s sai' +-ha*- an jr'::-s':--:.9 Planning cor*f""fir, Meeting February 22, !g78 -4- pq a septLc system and it goes hay wire. If that goes bad, then does this take over and do we insist that he put in our new adopted approved better system? Bruce PankonLn - we have to determl-ne lrhat is stricter. As I see whatwill happen, the city will provide a more frequent J.nspectlon role than what exists right now so thatthe problems will be headed off before they are problems . Jerry Neher - There are many septic systems in the city today thatare not doing the job. I would like to see the lrord changed on that to "much stricter". Craig Mertz - If you endorse this policy what I would see is thatthe engineer be told to make some recornmendation to you on what shoul-d be in an on-site septic ordinance andat that time you would hit the issue of what are you going to do, are you going to treat the existing systemthe same as the new system. MaI MacAtplne - It Ls something that should be fairly clear. Itcould be a hot issue.Jerry Neher - I believe by the very virtue of this it means we aregoing to have a stricter ordj-nance of some sort in the near future. Les Bridger - To what degree of change are we talking about, new aystem or o1d system? Bruce Pantonin - We havenrt really given it any thought. Les Bridger - That's the only hang up rrve got with it. Hud Hollenback - No questions. I agree.JerryNeher-fagree. Roman Roos - I think it's a very important resolution and I want to make sure that we note that itrs related to item *9 and l-trs an effective way of. controlling growth in item #9. Jerry Neher moved the adoption of a resolution that the Planning Commission endorses a policy of refusing to entertain residential PUD applications for the areas outside of the urban reservoir. Motion seconded by Hud Hollenback and unanimously approved. Iula 1 MacAlpine moved the adoption of a resolution that the Planning Commission endorses a policy of in-filling and/or developing those areas of the City where capital investments have already been made in the form of selrrers and water facilities. Motion seconded by Les Bridqer and unanimously approved. Hud HolLenback moved the adoption of a resolution that the Planning CommlssLon wiLl establish a capital improvements program which wiLl regul-ate the future extension of sanLtary sewer and water. Motion seconded by Dlck Matthesrs and unanimously approved. Jerry Neher moved the adoption of a resolution that the Planning Commisslon l-s concerned about the size of the Cityrs bonded indebtedness and endorses a polLcy of channeling all residential growth Lnto the 'urban reservolrrr for purposes of maintaining the fiscal i"ntegrlty of the City. Motion seconded by Hud Hollenback and unanimousl-y approved. Les Brldqer moved the adoption of a resolr:+--i-on +-ha+- l:he P-r'an''i no Conrri'-ss:i.:: e:i,c:sr.:s a 'lo.l --,:y .i:: ienyi:r.: :e::--.er---a-- .:'-....:--:'-' r:::r':-ts Planning commissio-n Meeting February 22, tg78 -5- 10. to aII neurly created lots or tracts located outside of the urban reservoir. Hotion seconded by Jerry Neher and unanimously approved. Ma1 MacAlplne moved the adoption of a resolution that the Planning Commisslon endorses a pollcy of strictly applying the Ordinance 47 inimum lot sl-zes to all residential building permit applications for existing lots or tracts located outside of the urban reservoir. MotLon seconded by Dick Matthews and unanimously approved. Hud Hollenback moved the adoption of a resolution that the City Staff and attorney be empowered to proceed with an inventory of City ordinances which conflict with the above descrl-bed policies and be empowered to proceed with the drafting of the appropriate amendments and comprehensive city plan for consideration by the Planning Commisslon and the City Council by December 31, 1978. Motion seconded by Jerry Neher and unanimously approved. COUNCIL MINUTES: The Council minutes of February 6, L978, were tlFscussed by the Planning Commiss l-on. Mal MacAlpine moved to adjourn. Motion seconded by Dick Matthews and unanimously approved. Meeting adjourned at 1l:10 p.m. Don AshhrorthCity Manager EHINHISSEN 7610 LAREDO DRIVE.P.O. BOX 147.CHANHASSEN, MINNESOTA 55317 t6121 474-88e5 PLANNING REPORT DATE: February 2lt 1978 REPORT TO: Planning Commission and Staff FROM: Bruce Pankonin, City Pl-anner SUBJ: "Estate Developments" PLANNING CASE: P-349 REF: City Ordinances 33, 33-B, 45 and APPROVED PLANNING 22ND DAY BY CHANHASSEN COMMISSION THIS OF FEBRUARY , ]-97 8 f. Proposition 648 Commission members and 1ocal realtors defined "Estate mean Land use patterns accomodating urban persons in and environment. In the spring of l-977, the Chanhassen Planning Commission undertook a study to consider relaxj-ng City ordinance 45 by allowing subdivisionsof land in areas of the community which are not presently served withsanitary sewer. The common moniker the Planning Commission and staff pLaced on this subject was "Estate Development". Staff, Planning Devel-opment" toa rural economy II. Principal Hypothesis Offered by Study The principal hypothesis offered by this study is that the uncontrolledproliferation of new housing starts, in the unsewered portion of thecity, will adversely affect the health, safety and welfare of the community. By encouraging devel,opment to locate in the sewered portions of the city, however, will insure that private development will fo11owpublic investment, rather than the reverse, which has been the traditionalpattern. It is hoped that such practices will not only promote the use of already exi.sting pubtic facilities to their maximum capacity,but wil"1 also minimize additional public investments, particularly thoseof an unpJ-anned and unexpected nature. III. Local Market Pressures for Estate Developments CITYOF In March and April , 1977, the Chanhassen Planning Commission held working sessions with local realtors to ascertain answers to thefollowing questions: Is there a positive market for estate types of development within the City of Chanhassen? What is the demographic Planning Commi s s ion -2- profile of the people who desire to ment? What type of amenity package rural setting for their home? live in a rural economyis desired by those who February 2I , 197I envL ron-and s eek a The real estate market generally agreed the following to be t-rue regardingestate types of development in the City of Chanhassen: There existsa strong market for the estate d.evelopments in the City of Chanhassen; The demographic and economic profile of individuals seeking estatesare generally individuals of at the higher end of the economic spectrumwith a strong desire to maintain a few horses on their property; Estate lots should range in size from 2\ to 5 acres and should have a high amenity package associated. with each lot (roIling, steep slopes, views, vistas, woodland and other natural physiographic features); Estate developments should not be carved out of prime agricultural landbut rather should be created from marginal farm lands; The city should assure strict compliance to envirorunental codes and ordinances; andthe city should require the platting of estate developments rather than aLlow a hodge podge of metes and bounds descriptions in the rural economy and envirorunent. IV. Metropolitan Setti ng In this metropolitan area there are 137 municipalities, 53 townships, 49 school districts, 7 counties, 5 metropolitan agencies and 10 specialdistricts. Each of these units, inclucling the City of Chanhassen, acquired a share of the regions total public debt, generated revenues and each provides a portion of total pubJ-ic goods and services.In fiscal year 1975 (June, 1976) the total outstanding debt wasapproximately $2.392 bil1ion. of this, municipalities had 9972 million(408), school districts $736 million (308), metropolitan agencies $298 million (I3*), special districts 9285 million (128) , counties $94 million (48) and townships $7 million (tt). The dlstribution of revenues, expenditures and debt and their jurisdiction forms the competative narket Chanhassen works wi thi n. among pface these agencies the City of V. Physiographic Anal ysis of Chanhassen In regions such as the one the metropolitan area is J-ocated, thephysical elements of the soil and landscape are almost always theinitial and determinant consideration in planning decision formulation.Attention to these considerations are of utmost importance to areas undergoing urbanization and especially to areas such as Chanhassenthat have a highly variable and easily impressable soil and landscapeconditi.ons. ?he variable conditions and impressabil-ity of the Chanhassenlandscapes are evidenced by significant changes in soil and slopeover short distances; a geological youthful watershed refl,ected in thepresence of many lakes, ponds and marshes, and the rare distinction ofbeing a so cal-Led "top of the hill community", in that the city islocated in the uplands of four different watersheds. As shown in the attached data sheet (2.1128-1) portrays the existingor sympomatic soil and slope condition by location in the City of Chanhassen. Generally, the darker hued colors reflect the area of no development. Specifically, soil conditions of Chanhassen areas fol1o$/s: Moderately weLl -4-February 2L, ).97I Ioams and SLopes Upland Loarns and This group consists of dominantly srell" and mod.erately well drained,silty and loamy soiJ.s but also includes some sandy soits with l-oamyunderlying materials. The foll-o\.ring soil characteristics are in general cornmon to al,1 soils in this group. Drained Loams and Clay Clay Loams on 2 - 35t SeasonaL higl-r water table is usually beLow 5 feet;it is at depths of 3 to 5 feet in moderateLy weLlsoiIs.Permeability is moderate to moderately rapid. Bearing strength is fair. Shrink-swe1I potential is low to moderate.Potential frost action is moderate to high. Slopes range from 0 to 40 percent. Sub Group Lirnitation Ratings: however, dra i ned Sub Group A,B, and C slopes Sub Group D slopes Sub Group E and F slopes Limitations for Specific Uses: Foundations Local roads and streets Excava t i ons Lawns and gardens Dwellings with basementsSeptic tank filter fieLds Soils in this group are: (Hc, soil Bh Burnsvi 11e-Hayden complexHa Hayden loamHc Hayden cLay loamLa Lester loamLe Lester-Esthervi L le complexLs Lesueur clay J-oamSl, Storden-Lester loamsTe Terril loam Moderate Mode rate Slight - l{oderateslight Moderat eSlight to Moderate type C, sl,ope - 3, severely eroded) B, c, D, and E slopes B,82, C, C2, D, D2, E2 and F slopes c3, D3, and E3 slopes B, 82, C, C2 and D2 slopes B and C2 s loPes A and B sLopes C2 and D2 slopes B and C s lope s 0 to 12 percent 12 to 18 percent Over 18 percent Moder a te Severe Very Severe Soils having slopes of 0 to l-2 percent can and have been used successfullyfor community development with a few precautionary steps. The hazardof soil erosion, sedj,ment deposition, and cost of planning and con-struction are related to the steepness and length of slope. Foundations and roads are subject to structural damage due to frost action orsoil shrink-swell. Footing drains are needed in some areas to control seepage of water into the basements. Soil absorption systems usuatl,yfunction; however, percolation tests are need.ed to determine area needed for a filter field. They may not function properly for shortperiods in rnoderately well drained soils due to the seasonal hiqhwater tabLe, and this can be a serious problem in some cases. Thehazard of sidehil,l, effluent seepage is very severe on slopes over 12 percent. The few soils with sandy surface layers are nore droughtyand difficult to vegetate. Plannino Commission Planning Commission- POORLY DRAINED DEPRESSIONAL SOILS AND SANDY I"AKE BEACHES This group consists of very poorly drained mineral soj-lsorganic soils. FoJ-lowing are some soil characteristics Canisteo silty cLay loam, Peat and muck, moderately Peat and muck, moderately Glencoe sil-ty clay 1oam. Sandy J.ake beaches. Tal-cot silty clay 1oam. depressional.shallow, over shal1ow, over February 2l , 197I and shallowfor this group: depth of 2 fee t. Thein Seasonal high water table is from the surface to aPermeability ranges from slow to rapid. Bearing strength j-s dominantly poor. Shear strength is fair to poor. Shrink-swe11 potential ranges from high to 1olr.Potential frost action is high. Slopes range from 0 to 2 percent. croup Limitation Ratinq : Lj"mi tations for Specific Uses: These soils are very severely limited to all kinds of development due to the high water table. The high potential frost action andgeneralJ"y poor strength add to overall poor constructioncharacteri s tics . Soils in this group are: Cd fin PS Ge SK loam. sand. This group consists of very poorly drained, deep organic soils.following soil characteristics are in general common to alI soilsthis group. Seasonal high !'rater table is usually at the surface. Permeability has a wide range. Bearing strength is generally very poor. Shear strength is very poor. Potential frost action is high. Slopes are nearly leve 1. Group Limitation Rating: Very Severe (high seasonaL water table and organic materials). Limitations for Specific Uses: These soil-s are very severely Limited to all kinds of development due to the high water table and very poor strength of organic materials. Soils in this group al-so have low bulk densities, and are very compressible and in general have undesirable construc- tion characteristics - Soi l-s in this grouP are: and muck, calcareousPc Peat PC Pea*- a:rC muck, Very Severe (seasonal high water table) Planning Commission--6-February 21 , L978 POORLY DRAINED SOILS This group consists of somewhat poor and poorly drained soils.properties for the group cover quite a range, but the followingcharacteristics are in general common to all soiLs in the group. Soil soi I Seasonal high water table is at depths ofPermeability ranges from slow to rapid. Bearing strength is fair to poor. Shear strength is fair to poor. Shrink-sweIl potential is mostly moderatePotential- frost action is high. Slopes range from 0 to 6 percent. Group Limitation Rating: Severe - ( seasonal high water tab Le ) Uses:Limitation for Specific f to 4 feet. to high. to Sev e re These soils are severely limited as locations for residential or commercial development due to the poor drainage and seasonal high watertable. Even with proper design and engineering to overcome thelimitations, the maintenance and upkeep of parking Iots, roads, utilities,etc., can be quite expensive due to wetness and structural damage byfrost action. SoiI absorption systems do not function property and would pollute the ground water. Many of these soils could be usedfor parks, open space or retained for cropland. Foundati"o ns LocaL roads and streets Excavati ons Lawns and gardens Dwe 1- 1i ng s with baserne.rts Septic Tank filter fields Bc Bd Ca Cs Cw My Moderate Seve re Seve re Slight Severe Seve re Biscay loam Biscay 1oam, sandy subsoi I Canisteo silty clay loarn Cordova silty clay loarn Cord.ova and webster silty clay loams Mayer loam Soils in this group are: Planning Commissioh,--7-February 2lt 1978 SOILS SUBJECT TO F'LOODING This group consists of welL to poorl-y drained soils of the flood plains. These soils as a group have a broad range of soil characteri stics. However, they are a1l subject to flooding. Some are subject to onlyoccasional flooding, but many are subject to frequent flooding. Group Limitation Rating: Group I - Severe to Very Severe (flooding). Limitation for Specific Uses: These soil-s have severe to very severe limitations formost uses in community deveJ.opment due to the potential danger from flooding. A high water tabl-e is also limitingin some soi,ls. Many areas j,n this group have high value forparks, aesthetic open space or as cropland. A few areas have been altered by man so that they may no longer besubject to flooding. Soils in this group are: A1 AIluvia1 land Au A1luvial Iand, frequently Ch Chaska silty clay loam Gn Comfrey silty clay loamCo Comfrey silty clay 1oam,Os Oshawa silty clay l-oamTo Terril loam, occasional.ly f looded frequentLy flooded f looded Parentheti cal ly , the land which would be most desirable from a marketing perspective,' has the greatest physicalefficient operation of on site sewage disposal systems. for estates, constraints for VI . History of Chanhassenrs Bonded Debt Since the late 1950rs the Chanhassen Cj-ty Council, out of necessity, was forced to extend sanitary sewer and water service to approximately 3r000 acres of residential land. Said improvements have resultedin a public debt of approximately S12.9 million (principal and interest) .This debt is totally due and payable in 1993. The fol"lowing brief description of the cityrs from a special study conducted by the cityrs Company . bonded debt was accountant, M. J derived Long A. 1958 Sewer Bond Issue, Reference Figure I Monj-es from this bond issue were used to construct sanitary sewer in the o1d section of Chanhassen. The improvements financed.by this bond issue were 100t assessed to benefitted properties. M. J. Long, balances of Bond Issue shown in sinking adequate figure l-, estimates the "cash and investment fund for the retirement of the 1958 Sewerto meet all bond principal and interest payment as the are Planning Commissior*-8-February 2l , 197I At the present time, there are adequate cash and investments to pay all current and future payments reguired in this sinking fund without considering the revenue to be received from the remaining special assessments which have been levied and spread, and from future investmentearnings. It would appear the remaining tax levies may be rescinded andually by resolution. " C. 1965-l- Water, Sewer and Street Bond Issue, Reference Figure 3 M.J. tong projects the "anticipated investment interest earnings, from the projected cash and investment balances, will be idequate to meet alL bond and interest pa).ment requirernents. The projected cash and investment balances, according to M. J. Long, for the retirement of these bonds is based entireLy on the balance due from the water Expansion Fund plus interest on this balancedue. Funds are also available from bond and interest tax levies. Bonded Indebtedness Reference Figure 6. 1971 Water and Sewer Revenue Bond Issue, when the 1971 bonds were issued on August l, 1977, the principal and interest payment requirements were expected to be met by speciaL assessment, utility revenues and residential equivalent connectioncharges. Bond and interest tax Levies were also certified to the Carver and Hennep j-n County Auditors. The projected cash and investment balances, figure 6, indicates aprojected fund deficit of $317,645.00 after considering anticipated future interest earnings on investments, but without consideration of revenues from bond and interest tax levies and. collection of residential equivalent connection charges. F B. 1965 water Bond Issue, Reference Figure 2. Monies from this bond issue were used to construct Well No. L,water tower and water mains in the o1d section of Chanhassen. The improvements financed by the bond issue were 100* assessed to benefittedproperties. 14. J. Long projected the cash and investment balances as shown inflgure 2, and indicates "there will be more than adequate funds to meet all bond principal and interest payments required as a resultof anticipated future interest earnings on investments." This bond issue financed the construction of water mains,sanitary sewer lines and street construction. The retirment of theprincipal and interest obligations under this bond issue to be accomplished from funds received from special- assessment princj-pal andinterest, bond and interest tax levies, excess water and sewer revenues, and by future water and sewer unit charges. As shown in f j-gure 4, M. J. Long projects cash and investment balances will be adequate to meet all bond and interest payment requirements. D. Bonded fndebtedness - Inclualing 1966-2, 7967-5 and Park and Equipment Refunding Bond Issues, Reference Figure 4. E, Bonded Indebtedness - 1968-2 Prmp House and weII Bond Issue, Reference Figure 5. Planning Conanissiolr--9-February 2L, I97I 1972 and 1973 General Obligation and Improvement Bond Issue, Reference Figure 7. The General Obligation Improvement Bonds issued November 1, L972 and JuIy 1, 1973, have been combined in one sinking fund toprovide for the retirement of the princ j-pa1 and interest obligationsof both bond issues, The origj-nal bond j.ssues provided for 100t fundingof the sinking fund through special assessments. No bond and interest ad v.aloreum taxes have been levied and certified to the Carver and Hennepin County Auditors. l,'1. J. Longrs projected cash and investment balance indicates this fund, without additional revenues, will not have sufficient funds to meet bond and interest payments in the near future - H. 1977 ceneral Obligation and Improvement Bond Issue, $900,000. ln 1977, the Chanhassen City Council issued $900,000 worthof general obligation bonds to finance sanitary ser^rer, water and roadsin Grieenwood Shores, Carver Beach and East Lotus Lake. The city's accountant, 14. J. Long Company, has not, as of this date, projected an income balance for this fund. This fund, similar to the L97),, 1972 and 1973 issues, was partialJ-y assessed and the remaining income wasprojected to be derived from future residential charges. T. Summary ' As shown above, the City of Chanhassen encumbered a large debe to provide the necessary infra-structure to handte anticipated deve-Iopment in approximately k of the city. The city at this time shoritd develop goals which wilt: . 1. CHANNEL MOST OF CHANHASSEN ' S GROWTH IN THE AREAS OF THE COM}IUNITY ALREADY PROVIDED WITH URBAN SERVICES. , 2. CONSERVE TAX DOLLARS AND PROMOTE EFFICIENT URBAN DEVELOPMENT BY UTILIZING EXISTING PI]BLIC SERVICE CAPACITTES AND EMPHASIZING MAINTENANCE OF PUBLIC FACILITIES VERSUS NEW CONS?RUCTION AS A MEANS OF SERVING PEOPLE . 3. MAINTAIN THE FTSCAL INTEGRTTY AND VITALITY OF TIIE COMMUNITY. G VII. 4. MANAGE MUNICIPAI DEBT TO CONSERVE CREDIT AND TAXES. Holding Capacity Resultant hoJ-ding capacity (potential people) because of sanitary sewer being available to approximately 3,000 acres is 21,000 individual-sliving in an anticipated 6,500 dwe11in9 units (5500 dwelling unitsbeing the number of assumed trunk assessments in the sewered portions of the city). Presently, 2,300 trunk units have been assessed within Chanhassenr s sewered regions of the community. to Absorb New Hous i n StartsVIIL Propensity The Metropolitan Council estimates Chanhassen's 1990 population to be 14,000 peoplei far short of the necessary 21,000 people to retire thecity's encumbered debt. Planning Commiss iol-- 10-February 21 , L97I I Planning Commissj-or*-" IX. Recommended Course of Action To manage Chanhassenrs encumbered municipal debt so as to conserve credit and taxes, the city should adopt a policy of channeling all new growth into those areas of the city rrhich are currently served with sanitary sewer. Said channeling of growth, could be defined asthe "Urban Reservoir Concept" as shown j.n the attached photograph. Outward urban expansion of the twin city metropolitan area, which has been occurring in the last quarter century is and hopefully wiII continueto transform areas of "rural" Chanhassen into an urban economy andenvironment. The urban reservoir concept proposes to delineate those areas of the city which will have to und.ergo urbanization by the year 1990. The urban reserv E?6Ei deveLopment, availability of sanitary sewer and water expansion,vehicular access, both existing and planned, and enthusiasticpopulation growth aLLocated for Chanhassen as a proportion of total metropolitan growth. - 11-February 21 , )-9'1 B Within Chanhassen, the urbaninto three distinct types of concept would divide the cityreservoirland use: A. Urban Reservoir The urban reservoir is that area of the city which is or will be developed into a residential density so as to retire the ci-ty's encumbered debt. The urban reservoj-r contains approximately 3r000 acres of developable residentiaL land. Within this area the city can expect 2I,000 people to reside in 6500 dwelling units. B. Sub-Urban Reservoir C. Rural Area The rural area of the comrnunity shoufd remain rural until after the urban and sub-urban reservoir reach a saturation and sanitary sehreris provided to the Lake Riley Creek and Bluff Creek watersheds, X. Public Benefits of the Urban Reservoir Concept By channeling all growth of the city, for the short term, into theexisting sewered service area wi11, hopefully, be sufficient to pay the cityrs existing debt. By leaving the sub-urban and rural area in an open state will allow an orderly development into these areas afterthe installation of necessary sanitary sehrer and waLer. Without growth in the sub-urban and rural area, the potential for increased public investments for new roads, sewer, water, poLice and fire protection, parks and school,s wil-1 be reduced and said capital costs can be channeled into the existing urban reservoiri because, the cityrsinfra-structure is not developed to a sufficient scale so as to handle development other than the existing rural economy and environment. The sub-urban area is proposed to be urbanized after the city can See a positive cash flow to the existing municipal debt. The sub-urban area is that area of the conEnunity (approximately I,800 acres excluding the Arboretum and Lake Minnewashta Regional Park) which will- receiveinterceptor sewer service after the installation of the Lake Ann Interceptor Phase IT. Planning Coruni s s iorr--12-v February 2l , 1978 XI . Implementation of the Urban Reservoir Concept The urban reservoir concept should be the fundamental prernise upon which the cityrs plan should be developed. After this issue has been answered by the city council, aI1 of Chanhassenrs urban and rural development will fall into place and the city can develop a capital i-mprovements budget to implement the cityrs future urban and rural area.