6. Livable Communities Act Update: Housing Goals Agreement. (2)1
CITY OF
CHANHASSEN
STAFF REPORT
PC DATE: 9/6/95
10/4/95
CC DATE: 10/23/95
CASE #: 93 -5 PUD
By: Generous, Hempel, Desotelle
PROPOSAL: Conceptual and Preliminary Planned Unit Development to rezone 12.34 from
Agricultural Estate, A2, to Planned Unit Development, PUD; preliminary plat of
Outlot A, Autumn Ridge Addition, creating 94 lots, and one outlot; and site plan
approval for a residential medium density development consisting of 2 four -unit,
2 three -unit, 1 six -unit, 1 two -unit and 9 eight -unit structures. The development is
called Autumn Ridge 2nd Addition.
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LOCATION:
APPLICANT:
Southwest corner of Highway 5 and Galpin Boulevard (County Road 19), north of
Coulter Boulevard.
Scenic Enterprises, Inc.
18133 Cedar Avenue South
Farmington, MN 55024
Action bV ft Admlril tNtor
PRESENT ZONING:
ACREAGE:
DENSITY:
Agricultural Estate, A2
12.34 acres
7.62 acres
mod* ---
Date Submitted to Commissiotl
Date Submitted to Council
ADJACENT ZONING /0 a3 - 5'r
AND LAND USE: N - A2, Highway 5 and Miniature Golf and Driving Range
S - PUD, Autumn Ridge Addition, 46 townhouses
E - OI, Elementary School Site, single - family homes, and Galpin
Boulevard
W - A2, vacant, guided for Office/Industrial
WATER AND SEWER: Available to the site.
PHYSICAL CHARACTER: The site is adjacent to a large wetland complex (43.8 acres) with an
upland agricultural area that was farmed most of the last decade. There is a tree line along the
property limits and a perched wetland in the center of the site. The site contains rolling
topography with several high points of 976. The site drops off toward the wetlands to the west.
2000 LAND USE PLAN: Medium Density Residential
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Autumn Ridge 2nd Addition
October 4, 1995
Page 2
PROPOSAL /SUMMARY
Scenic Enterprises, Inc. is proposing to build 94 townhouses on the project on the southwest
corner of Highway 5 and Galpin Boulevard. There are a total of 15 buildings proposed with 9
eight -unit, 1 six -unit, 2 four -unit, 2 three -unit, and 1 two -unit structures on a net area of 12.34
acres. This property is currently zoned A2, Agricultural Estate, but it is guided for Medium
Density (4 -8 units /acre) Development. The developer is proposing densities of 7.6 units per acre.
The developer currently estimates unit costs at $100,000 to $130,000 for each unit in the
eight unit structures and $130,000 to $175,000 per unit in the single unit.
There is a DNR protected wetland which is 43.8 acres adjacent to the project. Coulter
Boulevard, which provides access to the project, will eventually connect Audubon Road with
Highway 41. This road is part of the City Comprehensive Plan and the alignment was refined in
the Highway 5 Corridor Plan. The extension of the collector road must cross a portion of DNR
protected Wetland 10 -210W. The collector road has been moved to the south to accommodate
the school site to the east of the project.
The applicants are seeking conceptual and preliminary PUD approval at this time. The design of
this project appears to reflect many of the Hwy. 5 development standards. Careful measurement
of this project against these standards needs to be made. The building design includes the pitched
roof elements, variation in facade treatments with dormers and straight roof edges, variated
building components, and the use of colorful and functional plant materials. The applicant has
net-provided the city with building materials, textures, roofing treatment, and color schemes.
Staff has worked with the applicant to revise the plan to reduce the amount of grading that will
be done on the project. These revisions have provided the extra benefit of stepping building pads
down to the southwest, providing a more varied roof pattern, and incorporating single entry units
and walkouts.
The development has taken care in arranging building orientations to provide diversity and
' varying perspectives. Staff worked with the applicant alternate building orientations. The
applicant has redistributed the unit types throughout the project to increase site diversity as well
as incorporate single loaded units in the southwest corner of the site adjacent to the wetland and
' in along staff s proposed loop road through the middle of the site (see alternate design
schematic).
' Staff is recommending that this item be approved subject to the conditions contained in the staff
report.
Autumn Ridge 2nd Addition
October 4, 1995
Page 3
Site Characteristics
The site is currently agricultural. An abandoned farm home and out buildings are located in the
far northeast corner of the site. Shelter belt plantings of large spruce and pines are found around
the farm home and along the highway with box elders, aspen and eastern cottonwood, black
willow and American elm growing within delineated wetlands and on some uncultivated areas.
REZONING
Justification for Rezoning to PUD
The applicant is requesting to rezone approximately 12.34 acres from A2, Agricultural Estate, to
PUD, Planned Unit Development. The following review constitutes our evaluation of the PUD
request. The review criteria is taken from the intent section of the PUD Ordinance.
Section 20 -501. Intent
Planned unit developments offer enhanced flexibility to develop a site through the relaxation of
most normal zoning district standards. The use of the PUD zoning also allows for a greater
variety of uses, internal transfer of density, construction phasing, and a potential for lower
development costs. In exchange for this enhanced flexibility, the City has the expectation that
the development plan will result in a significantly higher quality and more sensitive proposal
than would have been the case with the other more standard zoning districts.
FINDINGS
It will be the applicant's responsibility to demonstrate that the City's expectations are to be
realized as evaluated against the following criteria:
1. Preservation of desirable site characteristics and open space and protection of sensitive
environmental features, including steep slopes, mature trees, creeks, wetlands, lakes and
scenic views.
Finding The major site characteristic of this property is the large wetland complex. The
portion of the site that is being developed adjacent to Hwy. 5 slopes, generally, from
northeast to southwest. The property along the western edge has trees including elm, box
elder and some aspen. Staff requested revisions to the plat to minimize the amount of
grading. The Tree Preservation Plan needs to be revised based on staff comments.
2. More efficient and effective use of land, open space and public facilities through mixing
of land uses and assembly and development of land in larger parcels.
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Autumn Ridge 2nd Addition
October 4, 1995
' Page 4
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Finding. The development plan has been revised to minimize grading for a more
efficient use of the land.
' 3. Sensitive development in transitional areas located between different land uses and along
significant corridors within the city will be encouraged.
Finding The property to the west of the subject site is guided for a business /industrial
park. Highway 5 and Galpin Boulevard abut the property to the north and east,
' respectively. The site to the east is an elementary school. Townhomes, with their ability
to be clustered and develop internal amenities, are an appropriate transitional use.
' 4. Development which is consistent with the Comprehensive Plan.
Finding The Comprehensive plan guides the area to the north of the frontage road for
medium density 4 - 8 units an acre. The proposed density of 7.6 units per acre is
consistent with the comprehensive plan.
' 5. Parks and open space. The creation of public open space may be required by the city.
Such park and open space shall be consistent with the Comprehensive Park Plan and
overall trail plan.
Finding. The development contains a large wetland complex that will be maintained
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and enhanced as part of this development. A passive park encompassing approximately
100 acres will be located on this site and the property to the west. The applicant will be
constructing a portion of the trail system within the parkland as part of this development.
' 6. Provision of housing affordable to all income groups if appropriate with the PUD.
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Finding. The price of the "for sale" units has not yet been determined. The developer
estimates values at between $100,000 and $175,000 per unit. Based on Metropolitan
Council criteria, units below $115,000 are considered affordable.
7. Energy conservation through the use of more efficient building designs and sightings and
the clustering of buildings and land uses.
' Finding The grades have been designed around the location of the proposed frontage
road and the wetland complex.
' 8. Use of traffic management and design techniques to reduce the potential for traffic
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conflicts. Improvements to area roads and intersections may be required as appropriate.
Autumn Ridge 2nd Addition
October 4, 1995
Page 5
Finding. The site will have access from Coulter Boulevard via Galpin Boulevard.
Internal access will be provided via a private street in a looped system.
Summary of Rezoning to PUD
Rezoning the property to PUD provides the applicant with flexibility, but allows the city to
request additional improvements and the site's unique features can be better protected. The
flexibility in standards allows the disturbed areas to be further removed from the unique features
of the site. In return for the flexibility, the city is receiving:
Development that is consistent with Comprehensive Plan
Preservation of desirable site characteristics (wetlands, trees, topographical
features)
Sensitive development in transitional areas
More efficient use of land
Staff and the applicant have worked on numerous revisions that, we believe, make this project a
higher quality project.
GENERAL SITE PLAN /ARCHITECTURE
Scenic Enterprises, Inc. is proposing to build 94 townhouses on the project on the southwest
corner of Highway 5 and Galpin Boulevard. There are a total of 15 buildings proposed with 9
eight -unit, 1 six -unit, 2 four -unit, 2 three -unit, and 1 two -unit structures on a net area of 12.34
acres. The townhouses are located around an internal private roadway system that is accessed
via Coulter Boulevard.
The project has two sets of development standards to comply with, one is the PUD district and
the other is the Highway 5 Corridor Development and Design Standards.
The PUD district allows a maximum of 30 percent impervious surface. The applicant is
proposing 30 percent impervious surface. Parking, as shown on the plan, meets the city
requirements. Two parking stalls per unit are required, one and one -half of which must be
enclosed, plus an additional 1 /a space per unit.
The development and design standards for the Highway 5 Corridor have been incorporated into
the applicant's development proposal. Building height is limited to 3 stories or 40 feet. This
proposal is for two story buildings. Buildings shall incorporate pitched roofs, variations in the
rhythms of the building components and architectural details, the use of colorful and functional
plant materials, variation in the mass of buildings and building orientation along Highway 5, and
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