D. Planned Unit Development OrdinanceMEMORANDUM
TO: Todd Gerhardt, City Manager
CITY OF
CUMNSEN Kate Aanenson, AICP, Community Development Director
7700 Market Boulevard DATE: February 27, 2012 0
PO Box 147
Chanhassen, MN 55317 SUBJ: Planned Unit Development Ordinance
Administration
Phone: 952.227.1100
On Tuesday, February 21, 2012 the Planning Commission reviewed the proposed
Fax: 952.227.1110
ordinance changes to the PUD. The Commission supports staff's recommended
changes. Prior to setting a public hearing, staff would like to review the proposed
Building Inspections
changes to the ordinance with the City Council.
Phone: 952.227.1180
Fax: 952.227.1190
Attached is the Planning Commission staff report.
Engineering
Phone: 952.227.1160
g: \plan \city code \pud amendment \cc memo.doc
Fax: 952.227.1170
Finance
Phone: 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
7901 Park Place
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
www.ci.chanhassen.mn.us
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow
�1
IMF
MEMORANDUM
Natural Resources
TO: Planning Commission
CITY OF r
to take place. Another amendment that needs to occur is the elimination of the
Fax: 952.227.1110
FROM: Kate Aanenson, AICP, Community Development Director s'
C l'n��luwSE
should consider the elimination of the minimum lot sizes in the single - family
Public Works
7901 Park Place
DATE: February 21, 2012
7700 Market Boulevard
Residential Low Density Residential Zoning District. The minimum lot size in this
PO Box 147
SUBJ: Planned Unit Development Ordinance
Chanhassen, MN 55317
Administration
BACKGROUND
Phone: 952.227.1100
Fax: 952.227.1110
As a part of the ongoing review of city ordinances and recent applications for the use
of the PUD, city staff wants to analyze the PUD zoning district. In a work session the
Building Inspections
planning Commission discussed the comparisons between Plymouth's and
Phone: 952.227.1180
Fax: 952.227.1190
Chanhassen's PUD Ordinances. The report will further detail the strengths and
weaknesses of the current ordinance (Attachment 1).
Engineering
Phone: 952.227.1160
ISSUE
Fax: 952.227.1170
The city's PUD ordinance is intended to provide an alternative zoning district to
Finance
allow greater flexibility than what is found in a standard zoning district. While the
Phone: 952.227.1140
intent is of the ordinance is laudable, there are some internal conflicts.
Fax: 952.227.1110
ANALYSIS
Park & Recreation
Phone: 952.227.1120
The intent for the application of the PUD is offer enhanced flexibility through the
Fax: 952.227.1110
relaxation of most of the normal zoning district standards. In exchange for the
flexibility, the city expects a plan that would result in a higher quality and more
Recreation Center
2310 Coulter Boulevard
sensitive development. There are nine criteria that must be met. One of the
Phone: 952.227.1400
challenges for staff is to determine if the proposal meets the merits of the PUD zoning
Fax: 952.227.1404
district.
Planning &
One of the major amendments that need to be made is the conflict that the concept
Natural Resources
process is optional and the development stage states that the conceptual process needs
Phone: 952.227.1130
to take place. Another amendment that needs to occur is the elimination of the
Fax: 952.227.1110
requirement for findings of fact for the optional process. Finally, the commission
Web Site
should consider the elimination of the minimum lot sizes in the single - family
Public Works
7901 Park Place
detached residential PUD (Attachment 2, Sec. 20 -506). The city has adopted the
Phone: 952.227.1300
Residential Low Density Residential Zoning District. The minimum lot size in this
Fax: 952.227.1310
district is 9,000 square feet.
Senior Center
Staff has provided commercial and residential PUD developments as well as
Phone: 952.227.1125
comparison of traditional zoning districts. It is our intention to review the decision -
Fax: 952.227.1110
making process for the PUD application and the proposed amendments in detail
(Attachment 3).
Web Site
www.ci.chanhassen.mn.us
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow
Planning Commission
February 21, 2012
Page 2
RECOMMENDATION
Review the proposed changes and make recommendations for revisions to the PUD ordinance.
ATTACHMENTS
1. Comparison of PUD Ordinances between the City of Plymouth and the City of Chanhassen.
2. City Code Chapter 20 — Zoning, Article VIII, Planned Unit Developments.
3. Proposed PUD Amendments.
gAplan \city code \pud amendment \pc report 2- 14- 12.doc
Plymouth's PUD Process
Sketch Plan
(Optional)
Administrator may
send to Planning
Commission and/or
City Council for an
informal review
General Plan
Zoning Administrator
may Review
Comments are advisory
and non - binding
Review
Full Review by
the Planning
Commission &
the City Council
Recommendations
and conditions are
binding
Comments are
advisory and
non - binding
Applicant may
proceed to Full
General Plan
Review
Chanhassen's PUD Process
Pre application
Conference
Development Stage Full Plans
Conceptual PUD Ordinance state must go
Review through the conceptual review
Optional
Generalized
Plans
Review with the
Planning Commission &
the City Council
comments are intended
to not obligate the city to
approve final plan
Complete plans
must be submitted
Full review with the
Planning Commission
and the City Council
Recommendations are
binding
Finds of Fact
Finds of Fact
adopted
Development
Final Plat
Full review with
the Planning
Commission and
the City Council
Recommendations
are binding
Finds of Fact
adopted
adopted
Attachment 2
Article VIII Planned Unit Developments
Sec. 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 transfers 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 use of
other, more standard zoning districts. It will be the applicant's responsibility to demonstrate that the city's
expectation is to be realized as evaluated against the following criteria. Planned unit developments are to
encourage the following:
(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.
(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.
(3) High quality of design and design compatible with surrounding land uses, including both existing and
planned. Site planning, landscaping and building architecture should reflect higher quality design than is
found elsewhere in the community.
(4) Sensitive development in transitional areas located between different land uses and along significant
corridors within the city.
(5) Development which is consistent with the comprehensive plan.
(6) 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.
(7) Provision of housing affordable to all income groups if appropriate within the PUD.
(8) Energy conservation through the use of more efficient building designs and sightings and the
clustering of buildings and land uses.
(9) Use of traffic management and design techniques including the provision of transit and pedestrian
linkages to reduce the potential for traffic conflicts. Improvements to area roads and intersections may be
required as appropriate. Where appropriate, the use of transportation demand management strategies may
be required within a project.
Sec. 20 -502. - Allowed uses.
Specific uses and performance standards for each PUD shall be delineated in a development plan.
(1) Each PUD shall only be used for the use or uses for which the site is designated in the
comprehensive plan. Specific uses and performance standards for each PUD shall be delineated in a PUD
development plan.
(2) Where the site of a proposed PUD is designated for more than one land use in the comprehensive
plan, the city may require that the PUD include all the land uses so designated or such combination of the
designated uses as the city council shall deem appropriate to achieve the purposes of this article and the
comprehensive plan.
Residential development in a regional /lifestyle center commercial PUD, may only occur in conjunction
with a commercial or office development and may not encompass more than 20 percent of the proposed
development. The residential component of a development may be constructed concurrent or after
construction of the commercial or office component, but may not proceed such commercial or office
development. The phasing of the residential component shall be reviewed and approved as part of the
development plan.
Sec. 20 -503. - District size and location.
Each PUD shall have a minimum area of five acres except the regional /lifestyle center commercial PUD,
which must be a mininnun of ')0 acres, unless the applicant can demonstrate the existence of one of the
following:
( I )Unusual physical features of the property itself or of the surrounding neighborhood such that
development as a PUD will conserve a physical or topographic feature of importance to the neighborhood
or community.
(2)The property is directly adjacent to or across a right -of vva }° from property which has been developed
previously as a PUD or planned unit residential development and will be perceived as and will function as
an extension of that previously approved development.
( '))The property is located in a transitional area between different land use categories or on a collector,
minor or principal arterial as defined in the comprehensive plan.
Sec. 20 -504. - Coordination with other zoning regulations.
(a) Subdivision review under chapter 18 shall be carried out simultaneously with the review of a PUD.
The plans required under this chapter shall be submitted in addition to or in a form which will satisfy the
requirements of chapter 18 for the preliminary and final plat.
(b) Site plan review under article I1, division 6 of this chapter, shall be carried out for each nonsingle-
family or duplex principal structure that is proposed.
(c) PUD plans shall be coordinated with and in compliance with provisions of articles V, VI and VII of
this chapter.
Sec. 20 -505. - Required general standards.
(a) The city shall consider the proposed PUD from the point of view of all standards and purposes of the
comprehensive land use plan to coordinate between the proposed development and the surrounding use.
The city shall consider the location of buildings, compatibility, parking areas and other features with
response to the topography of the area and existing natural features, the efficiency, adequacy and safety of
the proposed layout of streets; the adequacy and location of green areas; the adequacy, location and
screening of noncompatible land uses and parking areas.
(b)The applicant shall demonstrate that the PUD plan offers the city higher quality architectural and site
design, landscaping, protection of wetlands, creeks and mature trees and buffering for adjoining
properties that represent improvements over normal ordinance standards.
(c) Density. An increase /transfer for density may be allowed at the sole discretion of the city utilizing the
following factors:
(1) Density within a PUD shall be calculated on net acreage located within the property lines of
the site in accordance with the land use plan.
(2) The area where the density is transferred must be within the project area and owned by the
proponent.
(3) Density transfer in single - family detached area will be evaluated using the items listed in
sections 20 -506 or 20 -508. Density transfer eligible for multiple- family areas are not permitted to
be applied to single- family areas.
(4) In no case shall the overall density of the development exceed the net density ranges identified
in the comprehensive plan except as specified in policies supporting the city's affordable housing
goals.
(d)The city may utilize incentives to encourage the construction of projects which are consistent with the
city's housing goals. Incentives may include modification of density and other standards for developments
providing low and moderate cost housing. Incentives may be approved by the city contingent upon the
developer and the city entering into an agreement ensuring that the housing will be available to low and
moderate income persons for a specific period of time.
f NLrnrA cii4 n, rnvPrnvP -,hall he limite as follows:
Comprehensive
Hard Surface
Plan Designation
Cov erage( o
Low or mediu de n s ity residential
� � mM^T^mm
High density reside ntial � �
'
Office
170
Commercial (neighborhood or community)
70
Commercial (regional)
. .. __ _..
Industrial
_� ._.'....m....._ __ __,. _ _.___ __ _ . m __ ..
Individual lots within PUD may exceed these standards as long as the average meets these standards.
(f)Building and parking setbacks from public streets shall be determined by the city based on
characteristics of the specific PUD. Parking lots and driving lanes shall be set back at least 20 feet from
all exterior lot lines of a PUD.
Where industrial uses abut developed platted or planned single - family lots outside the PUD,
greater exterior building and parking setbacks, between 50 and 100 feet, shall be required in order
to provide effective screening. The city council shall make a determination regarding the
adequacy of screening proposed by the applicant. Screening may include the use of natural
topography or earth berming, existing and proposed plantings and other features such as
roadways and wetlands which provide separation of uses. PUD's must be developed in
compliance with buffer yard requirements established by the comprehensive plan and chapter 20,
article XXV, of the Chanhassen City Code.
(g) More than one building may be placed on one platted or recorded lot in a PUD.
(h) At the time PUD approval is sought from the city, all property to be included within a PUD shall be
under unified ownership or control or subject to such legal restrictions or covenants as may be necessary
to ensure compliance with the approved master development plan and final site and building plan. After
approval, parcels may be sold to other parties without restriction; however, all parcels will remain subject
to the PUD development contract that will be recorded in each chain -of- title.
(i) Signs shall be restricted to those which are permitted in the sign plan approved by the city and shall be
regulated by permanent covenants or design standards established in the PUD development contract.
O)The requirements contained in articles XXIII and XXV of this chapter may be applied by the city as it
deems appropriate.
(k)The uniqueness of each PUD required that specifications and standards for streets, utilities, public
facilities and subdivisions may be subject to modification from the city ordinances ordinarily governing
them. The city council may therefore approve streets, utilities, public facilities and land subdivisions
which are not in compliance with usual specifications or ordinance requirements if it finds that strict
adherence to such standards or requirements is not required to meet the intent of this [article] or to protect
the health, safety or welfare of the residents of the PUD, the surrounding area or the city as a whole.
(1)No building or other permit shall be issued for any work on property included within a proposed or
approved PUD, nor shall any work occur unless such work is in compliance with the proposed or
approved PUD.
(m) Buffer yards. The city comprehensive plan establishes a requirement for buffer yards. Buffer yards
are to be established in areas indicated on the plan where higher intensity uses interface with low density
uses and shall comply with chapter 20, article XXV, of the Chanhassen City Code. The buffer yard is not
an additional setback requirement. The full obligation to provide the buffer yard shall be placed on the
parcel containing the higher intensity use. The buffer yard is intended to provide physical separation and
screening for the higher intensity use. As such, they will be required to be provided with a combination of
berming, landscaping and /or tree preservation to maximize the buffering potential. To the extent deemed
feasible by the city, new plantings shall be designed to require the minimum of maintenance, however,
such maintenance as may be required to maintain consistency with the approved plan, shall be the
obligation of the property owner.
Sec. 20 -506. - Standards and guidelines for single - family detached residential planned unit
developments.
(a) Intent. The use of planned unit developments for residential purposes should result in a reasonable and
verifiable exchange between the city and the developer. The developer gains the potential for offering
reduced lot sizes and flexibility in development standards which results in a combination of reduced
development costs and improved marketing flexibility. At the same time, the city should be offered
enhanced environmental sensitivity beyond normal ordinance requirements. Lot sizes should reflect the
site's environmental limitations and opportunities and offer a range of housing pricing options. In
addition, quality of development, as evidenced by landscaping, construction quality, provision of
public /private open and recreational space, should also be enhanced.
(b) _41Iininruni lot size. The standard single - family residential PUD allows lot sizes down to a minimum of
11,000 square feet (excluding identified wetland areas from lot calculations). Average lot sizes for the
entire PUD shall maintain a minimum area of 15,000 square feet. The applicant must demonstrate that
there are a mix of lot sizes and proposed housing types consistent with the local terrain conditions,
preservation of natural features and open space and that lot sizes are consistent with average building
footprints that will be concurrently approved with the PUD. The applicant must demonstrate that each lot
is able to accommodate a 60 -foot by 60 -foot building pad without intruding into any required setback area
or protective easement. Each home must also have a minimum rear yard 30 feet deep.
(c)Minimum lot width at building setback: 90 feet.
(d)Minimum lot depth: 100 feet.
(e)Minimum setbacks:
(1)PUD exterior: 30 feet.*
Editor's note— *The 30 -foot front yard setback may be waived by the city council when it is
demonstrated that environmental protection will be enhanced. In these instances, a minimum
front yard setback of 20 feet shall be maintained.
Editor's note— Accessory buildings and structures: Located adjacent to or behind principal
structure a minimum of ten feet from property line.
Editor's note— *The 30 -foot front yard setback may be waived by the city council when it is
demonstrated that environmental protection will be enhanced. In these instances, a minimum
front yard setback of 20 feet shall be maintained.
Editor's note— Accessory buildings and structures: Located adjacent to or behind principal
structure a minimum of ten feet from property line.
(2)Front yard: 30 feet.
(3)Rear yard: 30 feet.
(4)Side yard: Ten feet.
(f) Protection and preservation of natural features. The applicant must demonstrate that the flexibility
provided by the PUD is used to protect and preserve natural features such as tree stands, wetlands, ponds
and scenic views. These areas are to be permanently protected as public or private tracts or protected by
permanently recorded easements.
(g) Landscaping plan. An overall landscaping plan is required. The plan shall contain the following:
(1) Boulevard plantings. Located in front yard areas shall require a mix of over -story trees and
other plantings consistent with the site. A minimum of one over -story tree must be provided in
each front yard. In place of mass grading for building pads and roads, stone or decorative block
retaining walls shall be employed as required to preserve mature trees and the site's natural
topography.
(2) Exterior landscaping and double fronted lots. Landscaped berms shall be provided to buffer
the site and lots from major roadways, railroads, and more intensive uses. Similar measures shall
be provided for double- fronted lots. Where necessary to accommodate this landscaping,
additional lot depth may be required.
(3) Rear yard. The rear yard shall contain at least two over -story trees. Preservation of existing
trees having a diameter of at least six inches at four feet in height can be used to satisfy this
requirement of the PUD and the plans should be developed to maximize tree preservation.
(h) Architectural standards. The applicant should demonstrate that the PUD will provide for a high level
of architectural design and building materials. While this requirement is not intended to minimize design
flexibility, a set of architectural standards should be prepared for city approval. The primary purpose of
this section is to assure the city that high quality design will be employed and that home construction can
take place without variances or impact to adjoining lots. The PUD agreement should include the
following:
(1) Standards for exterior architectural treatments.
(2) Prohibition against freestanding garages may be required by the city when it is felt that
unattached garages will be difficult to accommodate due to small lot sizes. If an attached garage
is to be converted to living space at some time in the future, the applicant will have to
demonstrate that there is sufficient room to accommodate a two -car garage without variances to
obtain a permit.
(3) Guidelines regulating the placement of air conditioners, dog kennels, storage buildings, and
other accessory uses that could potentially impact adjoining parcels due to small lot sizes.
Sec. 20 -507. - Controls during construction and following completion.
(a)The use of the land, the construction, modification or alteration of any buildings or structures in a PUD
shall be governed by the final development plan.
(b)After the certificate of occupancy has been issued, no changes shall be made in the approved final
development plan for a PUD except:
(1)Any minor extensions, alterations or modifications of existing buildings or structures may be
authorized by the city planner if they are consistent with the purposes and intent of the final plan.
No change authorized by this section may increase the bulk of any building structure by more that
ten percent.
(2)Any building or structure that is totally or substantially destroyed may be reconstructed only in
compliance with the final development plan unless an amendment to the final development plan
is approved.
(3)Changes in uses, any rearrangements of lots, blocks and building tracts, changes in the
provisions of common open spaces, and all other changes to the approved final development plan
may be made only after a public hearing conducted by the planning commission and upon final
approval by the city council. Any changes shall be recorded as amendments to the final
development plan.
(c) Major amendments to an approved master development plan may be approved by the city council after
review by the planning commission. The notification and public hearing procedure for such amendment
shall be the same as for approval of the original PUD. A major amendment is any amendment which:
(1) Substantially alters the location of buildings, parking areas or roads;
(2) Increases or decreases the number of residential dwelling units by more than five percent;
(3) Increases the gross floor area of nonresidential buildings by more than five percent or
increases the gross floor area of any individual building by more than ten percent;
(4) Deceases the amount of open space by more than five percent or alters it in such a way as to
change its original design or intended use; or
(5) Creates noncompliance with any special condition attached to the approval of the master
development plan.
Sec. 20 -508. - Standards and guidelines for single- family attached or cluster -home PUDs.
(a) Generally. Single - family attached, cluster, zero lot line, townhouses and similar type dwelling types
may be allowed on sites designed for low, medium or high density residential uses by the City of
Chanhassen Comprehensive Plan.
(b) Minimum lot sizes. There shall be no minimum lot size; however, in no case shall net density exceed
guidelines established by the city comprehensive plan.
(c) Setback standards /structures and parking:
(1)PUD exterior: 50 feet.
(2)Interior public right -of -way: 30 feet.*
Editor's note— *The 30 -foot front yard setback may be waived by the city council when
it is demonstrated that environmental protection will be enhanced. In these instances, a
minimum front yard setback of 20 feet shall be maintained.
Editor's note— *The 30 -foot front yard setback may be waived by the city council when
it is demonstrated that environmental protection will be enhanced. In these instances, a
minimum front yard setback of 20 feet shall be maintained.
(3)Other setbacks: Established by PUD agreement.
(d) Protection and preservation of natural features. The applicant must demonstrate that the flexibility
provided by the PUD is used to protect and preserve natural features such as tree stands, wetlands, ponds
and scenic views. These areas are to be permanently protected as public or private tracts or protected by
permanently recorded easements.
(e) Landscaping plan. An overall landscaping plan is required. The plan shall contain the following:
(1 ) Boulevard plantings. Located in front yards shall require a mix of over -story trees and other
plantings consistent with the site. Landscaped berms shall be provided to screen the site from
major roadways, railroads and more intensive land uses. In place of mass grading for building
pads and roads, stone or decorative blocks retaining walls shall be employed as required to
preserve mature trees and the site's natural topography.
(2) Exterior landscaping and double -fronted lots. Landscaped berms shall be provided to buffer
the site and lots from major roadways, railroads, and more intensive uses. Similar measures shall
be provided for double- fronted lots. Where necessary to accommodate this landscaping,
additional lot depth may be required.
(3) Foundation and yard plantings. A minimum budget for foundation plants shall be established
and approved by the city. As each parcel is developed in the PUD, the builder shall be required to
install plant materials meeting or exceeding the required budget prior to issuance of certificate of
occupancy or provide financial guarantees acceptable to the city.
(4) Tree preservation. Tree preservation is a primary goal of the PUD. A detailed tree survey
should be prepared during the design of the PUD and the plans should be developed to maximize
tree preservation.
(f) Architectural standards. The applicant should demonstrate that the PUD will provide for a high level
of architectural design and building materials. While this requirement is not intended to minimize design
flexibility, a set of architectural standards should be prepared for city approval. The primary purpose of
this section is to assure the city that high quality design will be employed and that home construction can
take place without variances or impact to adjoining lots. The PUD agreement should include the
following:
(1) Standards for exterior architectural treatments.
(2) Prohibition against freestanding garages may be required by the city when it is felt that
unattached garages will be difficult to accommodate due to small lot sizes. If an attached garage
is to be converted to living space at some time in the future, the applicant will have to
demonstrate that there is sufficient room to accommodate a two -car garage without variances to
obtain a permit.
(3) Guidelines regulating the placement of air conditioners, dog kennels, storage buildings and
other accessory uses that could potentially impact adjoining parcels due to small lot sizes.
Sec. 20 -509. - Standards and guidelines for regional/lifestyle center commercial planned unit
developments.
(a) Intent.
(1) The use of planned unit developments for regional /lifestyle center commercial purposes
should result in a reasonable and verifiable exchange between the city and the developer. This
district is intended to provide for the development of regional and community scale integrated
retail, office, business services, personal services and services to the traveling public near freeway
interchanges. It shall strive to create a self - sustaining pattern of land uses with cultural,
employment, entertainment, housing, shopping and social components.
(2) The regional /lifestyle center commercial district is a mixed commercial district with retail and
entertainment uses of a scale and function that serves a regional market. The physical
environment emphasizes an attractive, comfortable walking experience for shoppers and visitors.
It shall be designed to serve pedestrian and mass transit users as well as automobile traffic.
Centers of this type, generally, have at least two major retail anchors and are characterized by the
diversity of mixed retail and service uses. Uses within this district should complement existing
retail users in the other commercial districts.
(3) Development of these centers shall be planned as a group of organized uses and structures to
accommodate a sensitive transition between commercial activities such as loading, parking of
automobiles, lighting and trash collection and surrounding residential uses. Such centers shall be
designed with one theme, with similar architectural style, similar exterior building materials, and
a coordinated landscaping theme, but shall avoid monotony in design and visual appearance.
Vehicle and pedestrian access is coordinated and logically linked to provide a comprehensive
circulation system.
(b) Minimum lot size: 10,000 square feet
(c) Minimum lot width at building setback: 100 feet.
(d) Minimum lot depth: 100 feet.
(e) Minimum setbacks: Building setbacks are also a function of the building height. As a building's height
increases above 35 feet, the front, rear and project perimeter setback shall increase on a one to one basis.
The increased setback shall only apply to that portion of the building that exceeds 35 feet, e.g., a 40 -foot
tall building would be set back ten feet (front or rear) at that point where the building height equals 40
feet. A building height may step back, providing the setback/building height ratio is maintained.
(1) PUD exterior: 30 feet. The 30 -foot PUD exterior setback may be changed, increased or
decreased, by the city council as part of the approval process when it is demonstrated that
environmental protection or development design will be enhanced. Building setbacks adjacent to
exterior development lot lines abutting an area designated for residential use in the
comprehensive plan shall be 50 feet, unless unique circumstances are found which would allow
the city to reduce the setback requirement.
(2) Front yard: 5 feet.
(3) Rear yard: 5 feet.
4) Side yard: 0.
(5) <Parking: !Setbacks { (feet):
Front: 110
Side: 110
Rear: 110
(6) Parking setback exemptions:
a. There is no minimum parking setback when it abuts, without being separated by a street,
another off - street parking area.
b. Parking along public streets shall provide an appropriate transition, which shall incorporate
such elements as landscaping, decorative fencing, public art, berming, etc.
c. Parking setbacks adjacent to exterior development lot lines abutting an area designated for
residential use in the comprehensive plan shall be 50 feet unless unique circumstances are found
which would allow the city to reduce the setback requirement. Unique circumstances include site
elevation, separation by natural features such as wetlands or stands of mature trees or substantial
visual screening through berming and landscaping.
(7)Parking standards shall comply with City Code for type and location.
(f)Maximum building height:
Commercial— retail
l2 stories
Commercial— services
3 stories
Office .......
5 stories
._.._
........... ........
Residential
15 stories
(g) Protection and preservation of natural features. The applicant must demonstrate that the flexibility
provided by the PUD is used to protect and preserve natural features such as tree stands, wetlands, ponds
and scenic views. These areas are to be permanently protected as public or private tracts or protected by
permanently recorded easements.
(h) Landscaping plan. An overall landscaping plan is required. The plan shall contain the following:
(1) Boulevard plantings. Located in front yards shall require a mix of over -story trees and other
plantings consistent with the site. Landscaped berms shall be provided to screen the site from
major roadways, railroads and less intensive land uses. In place of mass grading for building
pads and roads, stone or decorative blocks retaining walls shall be employed as required to
preserve mature trees and the site's natural topography.
(2) Exterior landscaping and double fronted lots. Landscaped berms shall be provided to buffer
the site and lots from major roadways, railroads, and less intensive uses. Similar measures shall
be provided for double- fronted lots. Where necessary to accommodate this landscaping,
additional lot depth may be required.
(3) Foundation and yard plantings. A minimum budget or plan for foundation plants shall be
established and approved by the city. As each parcel is developed in the PUD, the builder shall be
required to install plant materials meeting or exceeding the required budget or prior to issuance of
certificate of occupancy or provide financial guarantees acceptable to the city.
(4) Tree preservation. Tree preservation is a primary goal of the PUD. A detailed tree survey
should be prepared during the design of the PUD and the plans should be developed to maximize
tree preservation.
(i) Architectural standards. The applicant should demonstrate that the PUD will provide for a high level
of architectural design and building materials. While this requirement is not intended to minimize design
flexibility, a set of architectural standards should be prepared for city approval. The primary purpose of
this section is to assure the city that high quality design will be employed and that home construction can
take place without variances or impact to adjoining lots. The PUD agreement should include the
following:
(1) Standards for exterior architectural treatments;
(2) Streetscape requirements:
a. Every building shall incorporate a streetscape, public realm space between the building
the roadway. The use of canopies, awnings or arcades is encouraged in these interfaces.
b. Outdoor seating areas must be in a controlled or cordoned area with at least one access
to an acceptable pedestrian walk. Seating areas may be shared by multiple uses. When a
liquor license is involved, an enclosure is required around the outdoor seating area and
the enclosure shall not be interrupted; access to such seating area must be through the
principle building. Outdoor seating areas must be located and designed so as not to
interfere with pedestrian and vehicular circulation.
c. Streetscape elements shall include: Landscaping, lighting and street furniture such as
benches, bus shelters, kiosks, planters, public art, tables and chairs, etc.
See. 20 -516. — Pre application conference.
Prior to film, an application for PUD, the applicant shall attend a conference with the city. The
primary purpose of the conference shall be to provide the applicant with an opportunity to gather
information and obtain guidance on the general merits of the proposal and its conformity to the provisions
of this article before "incurring substantial expense.
Sec. 20 -517. - General concept plan.
(a) In order to receive guidance in the design of a PUD prior to submission of a formal application, an
applicant may submit a concept plan for review and comment by the planning commission and city
council. Submission of ,a concept pla ;i,s optional but is highly recommended for large PUDs. In order for
the review to be of most help to the applicant, the concept plan should contain such specific information
as is suggested by the city. Generally, this information should include the following information
appropriate to the type of development, e.g., commercial, industrial or residential:
(1) Approximate building areas, pedestrian ways and road locations;
(2) Height, bulk and square footage of buildings;
(3) Type, number or square footage or intensities of specific land uses;
(4) Number of dwelling units;
(5) Generalized development plan showing areas to be developed or preserved; and
(6) Staging and timing of the development.
(b)The tentative written consent of all property owners within the proposed PUD shall be filed with the
city before the staff commences review. Approval of the concept statement shall not obligate the city to
approve the final plan or any part thereof or to rezone the property to a planned unit development district.
(c)The final acceptance of land uses is subject to the following procedures:
(1) The developer meets with the city staff to discuss the proposed developments.
(2) The applicant shall file the concept stage application and concept plan, together with all
supporting data.
(3) The planning commission shall conduct a hearing and report its findings and make
recommendations to the city council. Notice of the hearing shall consist of a legal property
description, description of request, and be published in the official newspaper at least ten days
prior to the hearing, written notification of the hearing shall be mailed at least ten days prior
thereto to owners of land within 500 feet of the boundary of the property and an on -site
notification sign erected.
(4) Following the receipt of the report and recommendations from the planning commission, the
City council shall consider the proposal. If the planning commission fails to make a report within
60 days after receipt of the application, then the city council may proceed without the report. The
council may approve the concept plan and attach such conditions as it deems reasonable.
Approval shall require a simple majority vote of city council, except for proposals requiring
comprehensive plan changes which shall require a four -fifths vote of the entire city council.
Sec. 20 -51$. - Development stage.
(a)Following general concept approval of a PUD, the applicant shall submit the development stage
application, preliminary plat and fee. If appropriate because of the limited scale of the proposal, the
concept stage and preliminary plan stages may proceed. simultaneously. The applicant shall file the
development plans and preliminary plat, together with all supporting data.
(b)With the appropriate notifications, the planning commission shall conduct the hearing on the
preliminary plat and the rezoning and report its findings and make recommendations to the city council
for action.
(c)The development stage shall include, but not be limited to:
(1)A preliminary plat and information required by chapter 18.
(2)An approved development plan drawn to a scale of not less than one inch equals 100 feet
containing at least the following information:
a. Proposed name of the development.
b. Property boundary lines and dimensions of the property and any significant
topographical or physical features of the property.
c. The location, size, use and arrangement including height in stories and feet and total
square feet of ground area coverage and floor area of proposed buildings, and existing
buildings which will remain, if any.
d. Location, dimensions of all driveways, entrances, curb cuts, parking stalls, loading
spaces and access aisles, and all other circulation elements, including bike and pedestrian;
and the total site coverage of all circulation elements.
e. The location, designation and total area proposed to be conveyed or dedicated for
private and public open space, including parks, playgrounds, school sites and recreational
facilities.
f. The location, use and size of structures and other land uses located within 200 feet of
the property boundary.
g. A natural resource analysis identifying existing vegetation areas consisting of forest
and wood lots as well as wetlands and wetlands vegetation; the geology, slope, soil and
groundwater characteristics of the site; existing lakes, streams, ponds, drainage swales,
runoff settling areas, and floodplains must be identified; analysis of the relationship of the
proposed use of the existing natural conditions listed above.
h. A proposed landscaping plan, including location of existing plants, identification of
species, caliper size and acreage.
i. The location, type and size of all graphics and signage.
j. Any other information that may have been required by the planning commission or
council in conjunction with the approval of the general concept plan.
(3) An accurate legal description of the entire area within the PUD for which final development
plan approval is sought.
(4) A tabulation indicating the number of residential dwelling units and expected population.
(5) A tabulation indicating the gross square footage, if any, of commercial and industrial floor
space by type of activity.
(6) Preliminary architectural "typical" plans indicating use, floor plan, elevations and exterior
wall finishes of proposed building, including manufactured homes.
(7) Preliminary grading and site alteration plan illustrating changes to existing topography and
natural site vegetation. The plan should clearly reflect the site treatment and its conformance with
the approved concept plan.
(8) A soil erosion control plan acceptable to watershed districts, state department of natural
resources, soil conservation service, or any other agency with review authority clearly illustrating
erosion control measures to be used during construction and as permanent measures.
(9) Protective covenants and homeowners' association bylaws.
(d) The city may request additional information from the applicant concerning operational factors or
retain expert testimony at the expense of the applicant concerning operational factors.
See. 20 -519. - Final stage.
Following preliminary plat approval, the applicant for PUD shall prepare and submit the final plat and
execute the development contract prepared by the city. If appropriate because of the limited scale of the
proposal, the preliminary and final plats may proceed simultaneously. The city council shall then consider
the submission for final approval and rezoning to PUD.
5tz�e oglway
2 \
�
,.l'� � f � ond�l' Ito � _ I =! � f � • � 4 I I 4 �
•
%
1 3 1 �
4 T
Z, I! ' � 4�1� t 4r
TOTAL AREA 50.8428 ACRES
• `� y' t f . d TOTAL R.O.W. AREA 6.8632 ACRES
TOTAL LOT AREA '9.2989 ACRES
TOTAL OUTLOT AREA 24.6807 ACRES
\ \.
�\•�' I I
TOTAL OUTLOTS 4
2 i Wetland NUMBER OF LOTS
F _.. T• \....,� LARGEST LOT 19.317 SO. FT.
5 �f SMALLEST LOT 9.041 SD. FT.
AVERAGE LOT 12.7 37 SD. FT.
"t 7 _ I, GROSS DENSITY (EXCLUDES OUTLOTS) 2.5227 LOTS /ACRE
i < - NET DENSITY (EXCLUDES OUTLOTS do R /W) 3.4199 LOTS /ACRE
` ! ! 4 ,_ Y i .Z PROPOSED ZONING RLM
UTILITIES AVAILABLE
cit
1 v Park
.. -. Lyman Boulevard NAM
i
PRELIMINARY PLAT NOTES s+varEaecs
J YOBERRY
§�T FARMS, LLC
°
/ o / g } i I / ♦ =LEGAL DESCRIPTIONS
i
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------ . .. - =DESIGN STANDARD SUMMARY CHANHASSEN. MN
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v a
s L s 4
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LANDFORM
c - -� aawxo uo - 1 1 -,
�I \ 3 A ITION \ ,,
RD `
E
OUTLOT
NBY.Y]'4 164.49
5!N • I PRELIMINARY i
`\ 120 PUT
SCALE IN FEU d
a „ RcE1C
it
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Ly L
(L
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n PRESERVE B:L
REEI( �,.,,�J
I
I
I'IiOP[R'I'Y DECRIPI'ION
'' o�M1en'II Q—I fthe N'wlhealQ.— IS-iee 21. —lhIp 116. Raeyc?B. Carver Cn..ly.
The1 purl of B,e SoulLuu Q,Ia,IL`f NonIN— Qee -S"". 21. T°—N, 116...e _l.
Giver Coumy.Mm .... I., lying; eonherly of MINNEOT'A DEPAN 'TOp
T'RAN'SPORT'ATION RIGII'r OE WAY PLAT NO. I IwS.:ncwding,n Ih: --d pl., —f.
Carver —' Minve>u1a.
It s
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a 1z\ z6
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1a 25 433E
n 28 27 .� 1- 171.84 ^ v
s zs SO8 °53'48 "W
5
33 32 .31 t �g49'L�zNQELNft"DNI�hj ,1,
9 °2 � HN WP` ° f I
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DRAWN BY
N
PLM
DATE
DRNNAGE AND UnLLfTY EASEM£N IS
6/04/10
AR naux
E SNO
REVISIONS
S
r'
J L_L_
SCALE IN FEET
NOT TO SCALE
C ISD .'.OD M1SC
BEING 5 FEET IN w10TN, UNLESS
CAD FlLE
21996 -20pp
I In;A 15G feel O ERMIGE INDICATED, B EING 10 F EET
$ DE LOT LINES, AND BONG f0 F
N wID1N, UNLESS -
RIGHT OF
ITED. REAR LOT UNES. AS WAY
NDICA E "
LINES AND RA LOT LINES,
PROJECT NO.
s1lowN ON THE FLar.
21996 -20
2.1
✓
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1a 25 433E
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5
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9 °2 � HN WP` ° f I
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Sir i eld
Lot Size:
Gross Average Lot Size
26,266 s.L
Net Average Lot Size
17,814 s.L
Smallest Lot Size
11,004 s.L
Largest Lot Size
57,423 s.f.
Avg. Lot Size within Shoreline Dist.
18,295 s.f.
Proposed Building Setbacks:
30' Front Yard Setback Typical
30' Rear Yard Setback Minimum
10' Side Yard Setback Minimum (6'
Garage & 9'
Living with 20' Structure
Separation)
75' to Wetland, 30' to Ponds
50' to Arterial Roads
The following is a lot by lot tabulation.
Block Lot Area s.f. Block
Lot
Area s.f
1 1 14,503
4
1
16,194
1 2 16,335
4
2,
15,324
1 3 18,071
4
3
21,599
1 4 16,624
5
1
12,877
1 5 18,579
5
2
19,318
1 6 24,683
5
3
25,080
1 7 27,965
5
4
18,469
1 8 31,302
5
5
18,490
1 9 29,990
5
6
27,745
1 10 28,611
5
7
57,423
1 11 38,564
5
8
33,357
1 12 45,441
5
9
21,374
1 13 45,404
5
10
28,183
1 14 24,634
5
11
20,971
1 15 24,461
5
12
19,197
1 16 13,530
5
13
21,096
1 17 11,288
5
14
26,491
1 18 16,220
5
15
25,171
Rogers/Dolejsi P.U.D.
October, 1993
Block
lot
Area s.f.
Block
Lot
Area s.f.
1
19
32,694
5
16
23,948
1
20
22,971
5
17
23,401
1
21
15,114
5
18
23,219
1
22
14,231
5
19
23,542
1
23
14,551
5
20
24,411
1
24
15,344
5
21
19,943
1
25
13,766
5
22
30,337
1
26
16,051
6
1
16,009
1
27
15,449
6
2
12,960
1
28
17,324
6
3
13,138
1
29
16,622
6
4
14,030
1
30
17,521
6
5
14,693
2
1
23,378
6
6
14,006
2
2
12,902
6
7
13,637
2
3
13,428
6
8
13,686
2
4
12,203
6
9
13,695
2
5
12,537
6
10
13,447
2
6
13,439
6
11
12,204
2
7
16,466
6
12
11,913
2
8
12,476
6
13
12,357
2
9
14,516
6
14
12,522
2
10
12,375
6
15
12,459
2
11
14,376
6
16
12,164
2
12
11,214
6
17
13,140
2
13
17,202
6
18
16,659
2
14
13,333
6
19
11,756
2
15
11,957
6
20
12,349
2
16
12,497
6
21
12,264
2
17
11,452
6
22
14,056
2
18
11,563
6
23
15,326
2
19
12,148
6
24
19.365
2
20
15,460
6
25
16,671
2
21
15,691
6
26
17,298
2
22
14,327
6
27
17,398
2
23
17,102
6
28
20,053
2
24
23,412
6
29
16,609
6
30
12,857
6
31
18,302
3
1
17,485
OUTLOT
A
14,198
3
2
12,865
B
5,488
3
3
12,048
C
4,996
3
4
12,049
D
25,363
3
5
11,974
E
4,522
3
6
12,605
F
72,766
3
7
11,541
G
231,321
4
Rogers/Dolejsi P.U.D. - October, 1993 5
Block Lot Area s.f
3 8
14,442
3 9
16,245
3 10
11,832
3 11
12,631
3 12
16,029
3 13
16,508
3 14
19,540
3 15
20,748
3 16
16,424
3 17
13,949
3 18
13,843
3 19
14,352
3 20
11,631
3 .21
11,007
3 22
11,019
3 23
11
3 24
14,907
Development Summarv:
Total Acres
Highway 101 ROW
-Lyman Boulevard ROW
-Lake Riley Blvd. ROW
- Residential ROW
Total R.O.W.
Outlot Area
Park Area
Net Lot Area
Average Lot Size
Number of Lots
Gross Density
Net Density
80.8 ac.
3.1 ac.
4.7 ac.
.6 ac.
9.4 ac.
17.8 ac.
2.9 ac.
5.3 ac.
54.8 ac.
17 s.f.
134
1.7 un. /ac.
2.5 un. /ac.
9
FrI�
l _ f Chateau ry•u
J 1 J r Fri Majestic �-
x -
Premier
Regency
r - Pool
Amenity
Area
Total Homes: 450 Homes
Total Site Area 91.02 + / -ac.
•_A Overall Density. 4.94 un.lac.
Total Existing Wetlands 8.89 acres
Total 30% Slopes 3.16 acres
r • �? f Jd Net Developable Area 78.97 acres
- �s� � �+ • � �; y',, . ' Net Density 5.70 acres
Q �
Q °° a�a�
,�- � � It's Access to the Quality of Life
v nn The Power of Choice
0 11 E2 U Freedom from the Ordinary
This / 7 /l /
�. ,. o a
�.� KESADE
CONCEPT PLAN
7;R PC) A t�UN
4 w s
I
Lakeside Condominiums, U.C.
BEARPATH COUNTRY CLUB
�MM +�M �N �M �M ±�M �N A IM �!M �► . s
MWAVAdE
\ I
1
R\
C
. SW
` .9
CHARLES CUDD - 17 BUILDINGS
36 RAMBLER TOWNHOMES
Vii%
TRA1L a.
( NEW
CHANHASSIN
• ' PUBLIC I IIAII,
BEARPATH COUNTRY CLUB
W�� W O DDALE P I NEER�lgin
QDDALE
BUILDERS, INC.
15th Hole
y • •;%
NORTH
ENTRANCE FEATURE
• •
�
• • /
• COMMUNITY CLUBHOUSE&
SITE DATA:
• -- L - � - - ' - -� - -- - --
--
,,
- -- - - - -• $ '/ SALES CENTER
CE
CURRENTZONING ................. ............................R12
— — — —
— -- --- 5000 feet
® J
SITE AREA .................... ..........................?6.34 ACR[S
L er Level - Lounge & Kitchen
PP ge
CONDOMINIUM
% O Lower Level - Spa & Fitness Center
Building A ................. 39 UNITS
---
Building B ........... 60-66 UNITS
32• R.O.W.
Building C ........... 70-80 UNITS
ON STREET
PARBING
TOTAL CONDOMINIUMS .............IG9 -185 L'NI'IS
�� . n
WOODDALE TOWNHOMES .................28 L'NIIS
e.
PRIVATE PARK
CUDD TOWNHOMES .. ................ UNITS
> i
-
Urban recreational beach with 1,100 feet of
TOTAL HOUSING UNITS......... 233 -249 UNITS
j
Lakeshore, 1.5 acres, six slips, fencing, tot -lot,
DENSITY RATIO. .......... 8.9 - 9.5 UNITS PER ACRE
trails, gazebo, garden areas, fire pit, grill area
and seasonal rest rooms.
TOTAL SURFACE PARKING .................102 SPACES
woo DALE BUILDERS - 8 BUILDINGS
IMPERVIOUS COVERAGE .................. 43.3%
28 RAMBLER TOWNHOMES
W�� W O DDALE P I NEER�lgin
QDDALE
BUILDERS, INC.
15th Hole
i
i
�i1SITE PLAN I
-� MBO 1 =zG• -D
O 6' XKN lIVaO RNCE iRWI ptt09AL a INUG UYY k WGFx (LLG)
Oj IWHR SmIX Pxf BM fn LLG.
O a YMwFNf WAI.
O UM PqE ! PAff
SITE DATA LOTUS LAWN
ZZONIING�QASSIHCATLON:
BUILDING SET BACKS
IV
PARKING SET BACKS
w1p SGE[wxG, x5' llGxpJf
IV
PEW IS' iRYI WFBN9 b6iFA
PARKING REQUIREMENTS
su'�i sim (eFmF/G'E�(
DXXE xvc :G•
PARKING CALCULATIONS
SIX Gff
gfQI HUIY I:
914V
ASGXG SWNNR
19 SiN15 PPafCED (UWlif xpT CGHiPoSD)
PROJECTED i OF EMPLOYEES
I➢M UYM a CN9p: ] f1cWff5
moR CO
YYw anDBC cu.Tw�c: �" A�ac
uwuGV emowc Nwc: iwo Hasp•
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vumw NaA miw +ss» ff
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snF AaA mr.R algal s
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maaa s /u.wl s- >u
vNeoxc NaA/slrt Avu
msx sE /el,wl ss. zm
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SITE DATA NEW RETAIL BLDG
.ONRNG CLISiFICATIOlt
BUILDING SET BACKS
IV
PARKING SET BACKS
IV MIIN SLRRi. G. 2V xnwur
PUA S fpCY YETLWD hFlm
PARKING REQUIREMENTS
g (�auorr>ttJ
PARKING CALCULATIONS
Bul➢xG f: JA9x tff
l.sB2 Y/xW Y PcR SINi - w SMIS ISgNSp
l�NLS PRVeGF➢ xKllpBG Y I[fFS�L STN15
PROJECTED ! OF EMPLOYEES
t0¢AVr I (NSmx's) o Owmu's
IBUXI] (YETNl.} . fNPlq'pS
HARDCOVERi
ww�vY BnnxcN � ss
uaw annuw wrar. iw sl�Er
.cnxF aNnxm �. u -x• a vIZ nmr
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assn s /.mAT.
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ee�reu -
(�mm�wlrs.
LOTUS RETAIL
19900 WEST 78TH
STREET
CHANHASSEN, MN
55317
M Hanso n -_-■.
Hanson
BAa
sxGnr nou Da ¢vGYr w vlkPNaD a,
D%Cf ArtM9Yl. A'O
moo uaYmG NA =cum
Xspsla+noX nivefx 1801.
lasEkm � ilauovc
xn DpCAVrox nem
G.Y._caw+.w.A„�.kw_oavz
SITE PLAN
CITY SUBMITTAL.
Eb A100
CROSSROADS of CH
WETLAND
WAS POND rkc a
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