Reconcile RLM, R-8 and R-12 Intent and Uses

Issue

The intent statement for the city’s R-8 district lists providing single-family detached housing as a function of the district, but single-family detached housing is not listed as a permitted use. Similarly, the city’s R-12 district lists two-family dwellings as a permitted use, but its intent statement only lists townhomes and multifamily residential structures. These discrepancies should be reconciled. Additionally, the intent statement for the city’s RLM district states the maximum density is eight units per acre; however, the district is intended to be used on land guided for either low or medium density, and the stated density would only be permitted on land guided medium density.

Summary

Every zoning district is prefaced by an intent statement that outlines the purpose of the district. In residential districts, this statement typically lists permitted types of housing and maximum density. The subsequent list of uses and lot requirements should be consistent with the initial intent statement. In both the R-8 and R-12 districts, the intent statements do not match the list of permitted uses. In the R-8 district, the intent statement lists detached single-family homes but this style of housing is not listed as a permitted residential use. In the R-12 district, twin homes are listed as a permitted use but are not mentioned in the intent statement.

Staff examined the typical lot sizes associated with single-family homes and twin homes and determined that neither type of housing would facilitate the minimum density required for the respective zoning district. For this reason staff is proposing reconciling the discrepancy by removing single-family housing from the R-8 intent statement and removing twin homes and their associated lot standards form the R-12 district’s list of permitted uses.

Regarding the RLM district intent statement that the district’s maximum density is eight units per acre can create confusion when developers attempt to apply the district to land guided low density residential, which the Comprehensive Plan limits to a maximum density of four units per acre. Amending the intent statement to only reference the applicable land use categories would clarify that the district’s densities are expected to fall within those proscribed by the city’s land use plan.

The following sections of the Chanhassen City Code is subject to changes:

  • Chapter 1, Section 1-2, Rules of construction and definitions: defines single-family dwelling as a detached building containing one dwelling unit, two-family dwelling as detached building containing two dwelling units and notes that it is low density, town house dwellings as a row of at least three single-family attached dwellings where no unit is located over another unit, and dwelling multi-family as a detached building containing three or more dwelling units.
  • Chapter 20, Article XIV, Division 1. “RLM” Residential Low and Medium Density District: lists the intended uses, permitted uses, and standards for the RLM district.
  • Chapter 20, Article XIV, Division 2. “R-8” Mixed Medium Density Residential District: lists the intended uses, permitted uses, and standards for the R-8 district.
  • Chapter 20, Article XV, Division 1. “R-12” High Density Residential District: lists the intended uses, permitted uses, and standards for the R-12 district.

Get More Information 

Click on the meeting date link in the schedule below to view the agenda and packet items for that meeting.

Schedule

Date Meeting Type Action
March 2, 2021 Planning Commission Approved
March 22, 2021 City Council TBD