73-02 - Meadows Apartments SPR7,3,Z
DESIGN PLANNING ASSOCIATES, INC.
4826 C't> Lago Avenue So. Minneapolis, Minnesota 55417 Phone: (612) 822-2106
January 3, 1973
PLANNING REPORT
For: Planning Commission
Village of Chanhassen, Minnesota
By: Carl R. Dale, AIP
Planning Consultant
Subject: Planning Analysis - Proposed Apartment Building at the
Meadows
Planninq Considerations
1. The proposal is to develop an 18 unit apartment building on
1.4 acres purchased from the owner of the Meadows apartment
project immediately east of the site in question. The entire
area is zoned R-4 (Dwellings of not less than 12 units). The
renters of this proposed building would have use of the Meadows
pool and recreational building as well as a proposed playground
on the west side of the proposed building. Also, access to
the proposeu building would be via a private drive through the
Meadows project, thence onto a public street (Highway No. 101).
Presumably, all of this would be accomplished via private
agreements.
2. It must be noted that the site in question is relatively long,
narrow, small and bounded on the long sides ba, a railroad and
a highway; it is bounded on the shortest side by a major street
intersection.and on the other side by the existing Meadows
apartment project. It is suggested here that such a site
dominated by major transportation facilities (noise, traffic,
hazards, etc.) is not a suitable living environment nor would
it be even in a central cite situation. Even if initial rental
occupancy is high, it is most likely that competitive units
in this far out (from central cities) location will eventually
result in a high vacancy rate and rather rapid deterioration.
3. Several aspects of the Community's Zoning Ordinance and Com-
prehensive Plan should also be noted:
a) While zoned for the proposed use, a Conditional Use Permit
is required for buildings containing more than 12 dwelling
units.
b) The Zoning Ordinance clearly states that..."Conditional
uses are those generally not suitable in a particular zoning
district but which may under some circumstances be acceptable.
c) While "zoned" for i,1ul ti pl a dwellings, the site in question
is not so designated on the Comprehensive Village Plan.
PLANNING REPORT, Village of Chanhassen
January 3, 1973
Page 2
It is suggested here that there is some indecision as to the
Community's plans for the area and that the proposed use is
indeed not suitable in the particular zoning district. 3y
any planning standards known, the site could not be considered
a suitable or even safe living environment.
4. The most proper use for the site would seem to be that of an
open space/recreational area for the adjoining Meadows Apartment
Project which is also in a qudstionable location so far as
proper living conditions are concerned.
5. While the density, setbacks, and other zoning requirements seem
to have been met (although referred to Village Attorney for
confirmation) it would not seem that the Village Zoning regul-
ations cover all and such unique and different situations as
presented here. It seems more likely that provisions requiring
a conditional use permit tn'as intended to handle such situations.
5. It is our information that the site is a lot of record and there-
fore a subdivision is not required; if the site in question was
part of the adjacent apartment project lot, a subdivision would
be involved here and it 1jould not seem in the public interest
to allow such detachment of land which is noel part of the total
"open space package" and an amenity for the adjacent apartments.
7. It is suggested that the current site under consideration is a
vital open space parcel rather critical to the long-term
success and quality of the adjacent Meadows apartment project.
As new apartments are built in the area with more open space
and in more favorable locations, competitive forces will be at
work which may result in a high vacancy rate which may become
a serious "public" problem and responsibility in the future.
8. Recommendation -
a) The site in question would not seem suitable for any type of
dwelling units; approval of the current request would not
seem consistent !Ruth the intent and purpose of the Compre-
hensive Village Plan, Zoning Regulations, nor in the public
interest.
b) Efforts should be taken to unite or re -unite the site with
the Meadows apartment project.
c) The Multiple Dwelling Zoning Districts in the Zoning Regul-
ations should be eliminated and replaced with the following:
Designate suitable or potentially suitable higher density
housing areas on the Village's Land Use Plan.
Permit actual development under Planned Unit Procedures
only.
1-7
WILLIAM 0. SCHOELL CARLII
SCHOELL & MADSON, INC.
ENGINEERS AND SURVEYORS
138-7601 • 50 NINTH AVENUE SOUTH • HOPKINS, MINNESOTA 55343
January 8, 1973
Planning Commission
Village of Chanhassen
c/o Mr. Adolph Tessness
P.O. Box 147
Chanhassen,. Minnesota 55317
Subject; Chanhassen, Drainage Plan,
6th Building at Mea
Apartment,
Gentlemen;
As requested, we have reviewed the preliminary. plans
for the above named subject,.project.
The provisions for drainage are inadequate. They
do not provide for drainage of the proposed apartment site
or the adjacent area,
The existing drainage in the area is as indicated
on the attached sheet. A'detailed drainage study of this
area is under way. When this study is completed, we can
make more sped�fic recommendations for the Meadows
Apartments.
Very truly yours,
SCHOELL 8 MADSON, INC
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ENGINEERS AND SURVEYORS
WILLIAM D. SCHOELL CARLISLE MADSON PHONE 938-7601 • 50 NINTH AVENUE SOUTH • HOPKINS, MINNESOTA 55343
January 8, 1973
Planning Commission
Village of Chanhassen
c/o Mr. Adolph Tessness
P.Q. Box 147
Chanhassen, Minnesota 55317
Subject; Chanhassen, Drainage Plan,
6th Building at Meadows
Apartment.
Gentlemen;
As requested, we have reviewed the preliminary plans
for the above named subject, -project.
The provisions for drainage are inadequate. They
do not provide for drainage of the proposed apartment site
or the adjacent area.
The existing drainage in the area is as indicated
on the attached sheet. A detailed drainage study of this
area is under way. When this study is completed, we can
make more specific recommendations for the Meadows
Apartments.
Very truly yours, -
'SCHOELL & MADSON, INC,
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