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3 Subdivision Saratoga Addition, Doug Hansen CITY 0 F CHANHASSEN PC DATE: 8/5/98 3/ CC DATE: 8/10/98 CASE #: 98-2 PUD; 98-3 REZ 98- 7 SUB B : Kirchoff;v STAFF REPORT PROPOSAL:l. Request for the subdivision of a 6.6+/- acre parcel into two parcels (2.75 ac. & 3.85 ac.), one which will be developed as City Center Park and the other parcel is proposed to be utilized as multi-family residential development with up to 30 additional dwelling units. J- Z <( t.> - ..J 0- a.. c:( 2. Request for the rezoning: a. A portion to 01, Office Institutional for City Center Park (2.75 acres) b. A portion to PUD-R, Planned Unit Development, Residential, to permit high density residential development (3.85 acres) LOCATION: South of Santa Vera Drive and West of Laredo Drive APPLICANT: City of Chanhassen 690 City Center Drive Chanhassen, MN 553 17 Doug Hansen 11969 Shore Drive Spicer, MN 56288 PRESENT ZONING: R-12. High Density Residential ACREAGE: 6.6+i- DENSITY: 12 units per acre ADJACENT ZONING AND LAND USE: N - PUDR, Planned Unit Development, Residential (Single Family) S - 01, Office Institutional (City Center ParklChanhassen Elementary) E - PUDR, Planned Unit Development, Residential (Single Family) W - R-4, Mixed Low Density Residential (Twinhomes) ~ ~ l1J r- - en WATER AND SEWER: Available to the site. PHYSICAL CHARACTER: The site is wooded in the southern portion. Sixteen multiple family units exist on the site. 2000 LAND USE PLAN: High Density Residential ~ ., J"",=,A 0"" 64( 650 66C 67 68 69 7C 71 72 7300 7400 o o o 0'1 r-I o o co CD r-I ~~ ~ !1 ::~ City/Hansen PUD 98-2 August 10, 1998 Page 2 PLANNING COMMISSION UPDATE Staff will give a verbal update of the meeting held on August 5, 1998. PROPOSAL/SUMMARY The applicant is proposing to subdivide 6.6 acres into 2 lots. One 2.75 acre parcel will be purchased by the City and utilized for City Center Park. The remaining 3.85 acre parcel will be utilized for up to 30 additional multi-family units. The property is currently zoned R-12, High Density Residential and the proposal calls for rezoning it to PUD, Planned Unit Development, Residential and 01, Office Institutional. Part of the reason for the use of a PUD is to permit the applicant to develop a multi-family project. With the purchase of part of the site, the development would exceed impervious surface coverage. Both lots meet the minimum requirements of the zoning ordinance as relates to the area, width and depth. The site is located south of Santa Vera Drive and north of the Chanhassen Elementary School. Access to the parcels will be provided via Santa Vera Drive and Laredo Drive. The southern portion of the site is wooded and contains an ag-urban wetland. Since the western- most parcel will be developed as a park, tree plantings are proposed for that area. When the eastern parcel is developed, staff will require that tree stands be preserved where feasible. Staff is recommending that the concept and preliminary PUD including the subdivision, and the rezonings be approved with the appropriate conditions. BACKGROUND The City ofChanhassen is purchasing the western 2.75 acres of the 6.6 +/- acre parcel for City Center Park. This is proposed to be rezoned to 01, Office Institutional. The remaining 3.85 acres is proposed to be rezoned to PUD-R. This parcel may be development with up to 30 multi- family residential units. This is conceptual. Sixteen multi-family units currently exist on the site. In 1977, Saratoga 1 sl and 2nd Additions were approved. The subject parcel was platted as Outlot B. In the next year, a PUD was approved for the Santa Vera Apartments, which are located on the northwest portion of the parcel. Staff has not determined how the apartments were approved to be built on an outlot. The zoning ordinance does not permit buildings to be built on outlots. City/Hansen PUD 98-2 August 10, 1998 Page 3 REZONING Parkland The applicant is proposing to rezone the property from R-12, High Density Residential to 01, Office Institutional. The area to the north is zoned R-4, Mixed Low Density Residential, and the area to the east and west is zoned Planned Unit Development Residential and is guided for High Density Residential. The 2000 Land Use Plan shows this area designated for development as High Density Residential, 8-16 units per acre. This area is in the MUSA area. Staff is recommending approval ofthe rezoning to 01. As part of the update ofthe Comprehensive Plan, the City will amend the land use to Public/Semi-Public to make it consistent with the Comprehensive Plan. Parks are permitted uses in the High Density Residential districts. Multi-Family The applicant is requesting to rezone approximately 3.85 acres from R-12 to PUD, Planned Unit Development. There is one component to the PUD: multi-family. 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 scemc VieWS. City/Hansen PUD 98-2 August 10, 1998 Page 4 Findinl!. The PUD creates design standards to permit development flexibility which will preserve a stand of mature trees and provide connectivity between future residential development and future park. 2. More efficient and effective use ofland, open space and public facilities through mixing of land uses and assembly and development of land in larger parcels. Findinl!. Open space will be preserved in conjunction with the development of the high density residential development. 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. Findinl!. The PUD design standards will require a higher quality development than would normally be required for R-12 properties. 4. Sensitive development in transitional areas located between different land uses and along significant corridors within the city will be encouraged. Findinl!. The PUD design standards will require sensitivity in development. 5. Development which is consistent with the Comprehensive Plan. Findinl!. The parcel is guided high density residential, which permits up to 16 units per acre. 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. Findinl!. The preservation of the trees will be required in the south portion when the site develops. The application is consistent with the Comprehensive Park Plan as the adjacent property will be developed for City Center Park. 7. Provision of housing affordable to all income groups if appropriate with the PUD. Findinl!. The units will be market rate. 8. Energy conservation through the use of more efficient building designs and sitings and the clustering of buildings and land uses. City/Hansen PUD 98-2 August 10, 1998 Page 5 Findin2. The design standards will make the development more efficient. 9. Use of traffic management and design techniques to reduce the potential for traffic conflicts. Improvements to area roads and intersections may be required as appropriate. Findin2. The appropriate traffic management techniques will be utilized. Summary of Rezonin2 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 amenities: trees and wetland Sensitive development in transitional areas; and More efficient use of land GENERAL SITE PLAN/ARCHITECTURE As part of the PUD design standards the City will permit up to 30 additional multi-family residential units. A separate site plan review will be required prior to the development of any additional units. DEVELOPMENT DESIGN STANDARDS a. Intent The purpose of this zone is to create a PUD high density residential development. The use of the PUD zone is to allow for more flexible design standards while creating a higher quality and more sensitive proposal. All utilities are required to be placed underground. The development shall proceed through site plan review based on the development standards outlined below. The PUD requires that the development demonstrate a higher quality of architectural standards and site design. b. Permitted Uses The permitted uses in this zone should be limited to multi-family residential uses. An additional 30 units of multi-family residential may be development on the site. Multi-family Residential- This shall be defined as multi-storied apartments or condominium units. City/Hansen PUD 98-2 August 10, 1998 Page 6 Prohibited uses . Townhouses . Detached Townhouses . Detached Single Family Homes c. Setbacks The development is regulated by the PUD Standards. The following setbacks shall apply: Street Frontage Minimum Setback Building/Parking Laredo Drive 50/50 Saratoga Drive 50/50 Santa Vera Drive 50/50 Interior Lot Line 15/50 The PUD standard for hard surface coverage is 65%. d. Building Materials and Design 1. The PUD requires that the development demonstrate a higher quality of architectural standards and site design. All mechanical equipment shall be screened with material compatible to the building. 2. All materials shall be of high quality and durable. Major exterior surfaces of all walls shall be face brick, stucco with metal, wood, rock face block and stone accents. The structure shall have a pitched roof. 3. Block shall have a weathered face or be polished, fluted, or broken face. 4. All accessory structures shall be designed to be compatible with the primary structure. 5. All roof mounted equipment shall be screened by walls of compatible appearing material or camouflaged to blend into the building or background. Wood screen fences are prohibited. All exterior process machinery, tanks, etc., are to be fully screened by compatible materials. 6. Acceptable materials will incorporate textured surfaces, exposed aggregate and/or other patterning. All walls shall be given added architectural interest through building design or appropriate landscaping. The building(s) shall have varied and interesting detailing. The use of a solid wall unrelieved by architectural detailing, such as change in materials, City/Hansen PUD 98-2 August 10, 1998 Page 7 change in color, fenestrations, or other significant visual relief provided in a manner or at intervals in keeping with the size, mass, and scale of the wall and its views from public ways shall be prohibited. 7. Space for recycling shall be provided. 8. There shall be no underdeveloped sides of building. All elevations visible from the street shall receive nearly equal treatment and visual qualities. f. Site Landscaping and Screening 1. Landscaping along street frontages shall comply with Buffer yard standard B. Interior lot lines shall comply with buffer yard A, 10 feet il). width. A landscape plan must be presented for approval with the site plan review process. 2. Storage of material outdoors is prohibited unless it has been approved under site plan reVIew. g. Signage 1. Signage shall comply with the sign ordinance for residential districts. 2. All signs shall require a separate sign permit. h. Lighting 1. All light fixtures shall be shielded. Light level for site lighting shall be no more than 1/2 candle at the property line. Light fixtures shall not be more than 20 feet in height. This does not apply to street lighting. i. Alternative Access 1. Separate pedestrian access shall be provided from the site to the public sidewalk and trail system. SUBDIVISION REVIEW The applicant is proposing to subdivide a 6.6+/- acre parcel into one 2.75 acre parcel and a 3.85 acre parcel. One parcel is to be utilized as City Center Park and the other parcel is proposed to be utilized for additional multi-family residential units. City/Hansen PUD 98-2 August 10, 1998 Page 8 WETLANDS An ag-urban wetland is present in the extreme southeast portion of the site. A 50 foot building setback shall be required from the edge of the wetland. The wetland will be required to be delineated at the time of site plan review. UTILITIES Utilities are available to the site. STREETS Access will be provided via Laredo Drive and Santa Vera Drive. PARKS AND RECREATION Park and trail fees will be required upon review of the site plan for the multi-family residential development. RECOMMENDA TION Staff recommends that the City Council adopt the following motions: "The City Council approves the conceptual and preliminary approval PUD #98-2." "The City Council approves the subdivision (SUB #98-7) of Outlot B by creating two lots of2.75 acres and 3.85 acres with the following conditions. 1. The applicant shall enter into a Planned Unit Development (PUD) agreement with the City. 2. Future development must comply with the development design standards; 3. The wetland shall be delineated at the time of site plan approval." "The City Council approves waiving the second reading of the rezoning." and "The City Council approves the rezoning (#98-3 REZ) of2.75 acres (Lot 1, Block 1, Saratoga 3rd) from R-12 to 01 and rezone 3.85 acres (Lot 2, Block 1, Saratoga 3rd) from R-12 to PUD-R and waives second and final reading." City/Hansen PUD 98-2 August 10, 1998 Page 9 ATTACHMENTS 1. Application 2. Survey of City Center Park g:\plan\ck\plan comm\hansen pud 98-2.doc CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION I\PPLlCANT:0/7f U~ 0'4471./f)5~/ ADDRESS: 6"9"0 ('i' 7f C::~/f,/'/"~~:-::JL'/I-t CIM~{:Jt;5.tt#. a:~/ '5Tj17 TELEPHONE (Daytime) y:j7-,;r:r/6A7/2/ I OWNER: I)(Jtg.,/,l-S' &tf,:;;EA1 ADDRESS: / / 71;? .5~~ ~ /,,c//"C /~/(: 6,e, ,4'A1/ ?c;~f/fl TELEPHONE: 5;2 CJ 7/&< - Z.~I ') _ Comprehensive Plan Amendment _ Temporary Sales Permit - Conditional Use Permit - Vacation of ROW/Easements - Interim Use Permit - Variance _ Non-conforming Use Permit - Wetland Alteration Permit .L Planned Unit Development* _ Zoning Appeal ",/ Rezoning _ Zoning Ordinance Amendment _ Sign Permits , _ Sign Plan Review _ Notification Sign - Site Plan Review* --X- Escrow for Filing Fees/Attorney Cost" ($50 CUP/SPRlVACNARlWAP/Metes and Bounds, $400 Minor SUB) L Subdivision* TOTAL FEE $ NIA A list of all property owners within 500 feet of the boundaries of the property must be included with the application. 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