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7 LUP 7305 Galpin Blvd.CiTY OF STAFF REPORT PC DATE: Feb. 20, 2001 CC DATE: Mar. 12, 2001 REVIEW DEADLINE: NA CASE #: LUA 2001-2 By: RG PROPOSAL: LOCATION: APPLICANT: Land Use Map Amendment from Residential - Low Density to Residential - .Medium Density. 7305 Galpin Boulevard City of Chmfftassen 690 City Center Drive Chanhassen, MN 55317 PRESENT ZONING: A2, Agricultural Estate District, HC-2, Highway Corridor District, BCO, Bluff Creek Overlay District 2020 LAND USE PLAN: Residential- Low Density ACREAGE: 3.09 acres DENSITY: proposed 4.0 - 8.0 units per net acre SUMMARY OF REQUEST: The City is proposing a Land Use Map Amendment from Residential - Low Density to Residential - Medium Density. Notice of this public hearing has been mailed to all property owners within 500 feet. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City has a relatively high level of discretion in approving rezonings, PUD's, amendments to PUD's, and Land Use Amendments because the City is acting in its legislative or policy making capacity. A rezoning or PUD, and amendment thereto, must be consistent with the City's Comprehensive Plan. :' . x ~ .-' ,'j ~X X~.~,~ ~ / / ~ ~x.'~,,,~-'" . ,"/ ~ X X xq,."L ~'/ ~'.~'~~ ~ ! ~ ~--' .:'N ~ ,' : ~ x ',,.:,., .; ,,',,X'.,x! i // t ~ -"~ , i ,' ,' ,-'~ -~. ~ .' ~ / ..'..'~: /~ ~ ..~ . i ." ~,':'~ / ~ ~ ~ . . , ~ ', ~ . ~ , · :~- 2~..,:' ~' .,¢;~ x_ · i i Ma~~y~:" ..... '! 6 CONE FLOWER CRV S ~ x ,~o4~1~,',,'~" / ~~ i ~. ~ ~ ~:~ 7BLUEBONNETBLVD ~ ........ :c. oo~:, '~:~,- / : / k:~:~~-: ~ 9POPPYDR ~ , /~~,~~ !" : ~ i':~~ ~ 11 WATERLEAF LANE E ,~ ~ ........... ?/./,,."'~~~~ ~ 12 ~DY SLIPPER ~NE ',,~ ~ /~ ~ ¢ i ~ ~ ~ 13 BUTTER CUP CRT '~ h~- ' ~ ~ /I '¢~ ~u~~_. ,':~ 15 WATERLEAF ~NE W ~: ,, ,~--:--'~ N ~,, ~ ', ; ~ : ~ ~ ',..~ 16 SNAPD~GONDR .... ~~ ~ ,~ ::/'~0~~ ~ -q~; V>- '-~ ...... ~ ~,.:, :' 1 Ha~est Bane ,~.-~-~,~,..' ,' 2 Ha~est Way . . ~, ~ ,: ,~, ~.,., 3 Autumn Ridge Avenue . ~::::~,~ ~.',, ,; ,, ~% ,...-'~ _ ~x, ~', ~"/ ~~ Coulter Blvd ~--:... '~.' ,'~ '~ i i ~ ~" '~ '- ~ i ". % -- ~ ~ ~ ~ , X / C~ ~~- ', ' 1 BANEBERRY WAY W 2 CLOVER 3 CONEFLOWER CRV N 4 PRIMROSE PLACE Land Use Plan Amendment February 20, 2001 Page 2 PROPOSAL SUMMARY As required by the 1995 amendment to the Metropolitan Land Planning Act, the city is required to bring zoning into compliance with land use. As part of the review of the Walnut Grove development, the city stated that the Hennessey property should be developed as a townhouse project. However, at that time, the property owner was not a party t6 the development proposal. Currently, the extreme southern portion of the site is guided for residential - medium density. The southern portion of the site is also encumbered with the Bluff Creek Overlay primary zone. The site contains approximately three acres of land. Of this amount, approximately one-third of the site is within the Bluff Creek primary zone, including the creek and the ravine and woodlands adjacent to it. As part of any development proposal, the developer would be required to show what type of development would have been possible if not for the overlay district restrictions. The developer would then be permitted to transfer these units to other portions of the project. If this were not possible, the developer would need a variance to permit use of this portion of the property that would be developable if not for the overlay district restrictions. Areas that are not developable such as bluffs, streams, or wetlands are not eligible for density calculations. The land use amendment is consistent with city approvals of the development of the surrounding property and the use of the site for townhouses would be compatible with the Walnut Grove development. An isolated residential - low density site is not a prefen'ed development option for the property. BACKGROUND Staff is processing amendments to the Comprehensive Plan and Zoning map to ensure they are consistent and this will be one of the changes that will be processed. The recommendation is to re-guide the property from low density residential to medium density residential. The zoning would remain Agricultural Estate District, A2, until such time as the property was proposed for development. Appropriate zoning of medium density residential land is R4, Mixed Low Density Residential, at a maximum density of 4 units per acre, R8, Mixed Medium Density Residential, at a maximum density of 8 units per acre, or PUD-R, Planned Unit Development Residential, at a maxinmm density of 8 units per acre. LAND USE : 5[']-~./~;j5'.4::: :: :: :: ::-::'::-::'~t;-::~ RLD : :..-" ~' ..':.':,j:.'.~';"--5-::-' -?' ' % : -../.....~.;.~. ~ y/ // .- /.-.- .-.- -.. .- .- .- .. .. :::::::::::::::::::::::::::::::: :~: :: :: ::.::.::-: "': .... ..: .//::.::.::?:.::i::i::';~'"'""::.~!:!:?-?-.:: -55 : .... :":":":":.".':.' ." ' -' -' -':-':- .-':-555-5-; : : :.:- '.-x..'.-'.-?. :::::::::::::::::::::::::::: I:::::::::::::~;~__:~-~-:.~.~- -:=~- ~ '~L.. ZONING Land Use Plan Amendment February 20, 2001 Page 3 DISCUSSION The Hmmessey parcels are isolated Residential - Low Density parcels surrounded by and in the future accessed ttn'ough medium density residential land. A portion of the property is currently guided for Residential - Medium Density. Additionally, the southern third of the property is impacted by the Bluff Creek Overlay district, precluding developmenf unless a density transfer is approved or requiring that a variance be provided. Approval of the Land Use gnnendment from Residential - Low Density to Residential - Medium Density is consistent with the past approval of the development of the SmTounding property as a townhouse development. The Walnut Grove development was developed at a net density of 5.77 units per acre. The property directly to the south of the parcel is guided for Commercial, Residential -Medium Density, and Parks and Open Space. The property south of these parcels will most likely develop as neighborhood conm~ercial. The Plam~ing Staff held an open house at the Chanhassen Recreation Center on Tuesday, January 23. 2001. to discuss land use and zoning inconsistencies. This property was one of the properties that were discussed as being up for change. The property owner is vm5' supportive of the idea. This amendment v¢ill make the Land Use designation of the property the same as the surrounding property. It would also permit the density transfer permitted within the Bluff Creek Overlay district. RECOMMENDATION Staff recommends that the Plarming Commission adopt the following motion: "The Plmming Connnission recommends approval the land use map amendment of the propmty at 7305 Galpin Boulevard from Residential - Low Density to Residential - Medium Density." ATTACHMENT . Findings of Fact and Recommendation. Public Hearing Notice and Mailing List. Walnut Grove Site Plan. Land Use Plan Amendment February 20, 2001 Page 1 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of the City of Chanhassen Land Use Map Amendment Oil February 20, 2001, tile Chanhassen Planning Commission met at its regularly schedule meeting to consider the application of the City of Chanhassen for a land use map amendment of property fi'om Residential - Low Density to Residential - Medium Density. The Planning Commission conducted a public hearing on the proposed amendment preceded by published and mailed notice. The Planning Commission heard testimony fi'om all interested persons wishing to speak and no;v makes the following: FINDINGS OF FACT . Tile property is currently zoned Agricultural Estate District, A2. The property is guided in the Land Use Plan for Residential - Low Density. Carver County Property Identification Numbers 25-0101300 and 25-0101600 identify the properties. Tile Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse affects of the proposed amendment. The six (6) affects and our findings regarding them are: a) Tile proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan. b) The proposed use is or will be compatible with the present and future land uses of the area. Land Use Plan Amendment February 20,2001 Page 2 c) The proposed use conforms with all performance standards contained in the Zoning Ordinance. d) The proposed use will not tend to or actually depreciate the area in which it is proposed. e) The proposed use can be accommodated with existing public services and will not overburden tile city's service capacity. Traffic generation by the proposed use is within capabilities of streets serving tile prope~Xy. o The planning report LUA #2001-2dated February 20, 2001, prepared by Robert Generous is incorporated herein. RECOMMENDATION The Planning Commission recommends that tile Git>.' Council approve the Land Use Map Amendment. ADOPTED by the Chanhassen Planning Commission this 20th da>; of February, 2001. CHANHASSEN PLANNING COMMISSION BY: Its Chairman ATTEST: Secretar)' g:" plan",bg' comp lua 2000-03.doc /'/,,,-_ .;,.__..-. ~,. NOTICE OF PUBLIC HEARING OHANHASSEN PLANNING COMMISSION MEETING TUESDAY, FEBRUARY 20, 2001 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 690 CITY CENTER DRIVE PROPOSAL: Land Use Plan Amendment from Residential Low Density to Residential Medium Density APPLICANT: City of Chanhassen LOCATION: 7305 Galpin Blvd. NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, City of Chanhassen, is proposing a Land Use Map Amendment from Residential-Low Density to Residential-Medium Density for property located at 7305 Galpin Blvd., PID f~25-0101300 and 25-0101600. What Happens at the Meeting: The purpose of this public headng is to inform you about the applicant's request and to obtain input from the neighborhood about this project. Dudng the meeting, the Chair will lead the public headng through the following steps: 1. Staff will give an overview of the proposed project. 2. The applicant will present plans on the project. 3. Comments are received from the public. -4. Public headng is closed and the Commission discusses the project. Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall. during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Bob at 937-1900 ext. 141. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. Notice of this public headng has been published in the Chanhassen Villager on February 8, 2001. Hwy. 5 Smooth Feed SheetsTM Use temptate for 5160® LARRY DEAN VANDEVEIRE & BETTY MARGARET VANDEVEIRE 4890 CO RD 10 E CHASKA MN 55318 WILLIAMS DEVELOPMENT LLC 105 5TH ST W SUITE 1 CHASKA MN 55318 NORMA LEE SCHULLER 2116 CLOVER CT CHANHASSEN MN 55317 DOUGLAS C & THERESA J BENTZ 7280 GALPIN BLVD EXCELSIOR MN 5533 BRADLEY J & KATHLEEN VELDBOO 7599 WALNUT CRV CHANHASSEN MN 55317 GORDON A & DOROTHY A GRIESM 2127 CLOVER CT CHANHASSEN MN 55317 JOHN HENNESSY & DANETTE RENGERS 7305 GALPIN BLVD EXCELSIOR MN55331 STEVEN J & JANICE K VREEMAN 7601 WALNUT CRV CHANHASSEN MN 55317 EDWARD J & SUSAN L ROBBINS 2141 CLOVER CT CHANHASSEN MN 55317 THEODORE F & MARLENE M BENTZ 7300 GALPIN BLVD EXCELSIOR MN 55331 COLSON CONSTRUCTION INC 21470 EXCELSIOR BLVD EXCELSIOR MN 55331 RESIDENTIAL DEVELOPMENT INC 15 CHOCTAW (:IR CHANHASSEN MN 55317 J P'S LINKS INC C/O JOHN PRZYMUS 642 SANTA VERA DR CHANHASSEN MN 55317 ROTTLUND COMPANY INC 3065 CENTRE POINTE DR ROSEVILLE MN 55113 HOMES BY CHASE INC 1668 CLIFF RD E BURNSVILLE MN 55337 ERIC A BAKKEN & JOAN H WADE 7606 WALNUT CRV CHANHASSEN MN 55317 JOAN~',IE I JAMES 7627 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317 COLSON CONSTRUCTION INC 21470 EXCELSIOR BLVD EXCELSIOR MN 55331 RUDY WICKLANDER HOMES INC 15440 POTAWATOMI ST NW ANOKA MN 55304 LEROY C & HELEN E WICKSTROM 7645 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317 BLAINE J &, KATHY M MICHAEL 7626 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317 JONATHAN D & MARCIA L MAPLES 7602 WALNUT CRV CHANHASSEN MN 55317 SANDRA E SELLSTEDT 2138 CLOVER CT CHANHASSEN MN 55317 MORRIS L & MURIEL N MULLIN 7630 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317 LAWRENCE B MARTINEZ & DARCI LEE MARTINEZ 7600 WALNUT CRV CHANHASSEN MN 55317 RICHARD H SR & BARBARA KELLER 2130 CLOVER CT CHANHASSEN MN 55317 DONALD B & JANET L DAHLQUIST 7634 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317 BRIAN & KAREN WALKER 7591 WALNUT CRV CHANHASSEN MN 55317 Pd-tODA M ANENSON TRUSTEE OFTRUST 2122CLOVERCT CHANHASSEN MN 55317 PATRICIA K KOHN 7638 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317 SmOoth Feed SheetsTM Use template for 5160® UHARLES B & SHIRLEY A ENGH 7642 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317 BRIAN D & VALERIE G POWELL 2186 BANEBERRY WAY W CHANHASSEN MN 55317 JOHN F NEWE 2171 BANEBERRY WAY W CHANHASSEN MN 55317 DAVID W & LINDA J HAGGBLOOM 7646 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317 JEANNE C GILBERTSON 2170 BANEBERRY WAY W CHANHASSEN MN 55317 ERIK J FRITZ & JINA I KUESEL 2167 BANEBERRY WAY W CHANHASSEN MN 55317 3ARY F & JOYCE E ANDERSON 7650 PRAIRIE FLOWER BLVD 2HANHASSEN MN 55317 ROBERT R & SALLY J SCHULTZ 380 MAROPRET CIR WAYZATA MN 55391 LOUIS C ABELA 2163 BANEBERRY WAY W CHANHASSEN MN 55317 3ERALD O & DARLENE A SODERLIN TRUSTEES OF TRUST 7656 PRAIRIE FLOWER BLVD CHANHASSEN MN 55317 CHARLES E & JEANNE S BEHRING 2162 BANEBERRY WAY W CHANHASSEN MN 55317 LEE S & DEBORAH RAE BELKA 2159 BANEBERRY WAY W CHANHASSEN MN 55317 EARLON L MILBRATH & 2AROL ANN D MILBRATH 7662 PRAIRIE FLOWER BLVD 2HANHASSEN MN 55317 DAVID D & GINA M FREITAG 2158 BANEBERRY WAY W CHANHASSEN MN 55317 BRADLEY J &, JANETTE M WING 2155 BANEBERRY WAY W CHANHASSEN MN 55317 VlARY E PETERSON 7670 PRAIRIE FLOWER BLVD 2HANHASSEN MN 55317 ~2LANOR H FOUGNER & dARK G FOUGNER 7676 PRAIRIE FLOWER BLVD EHANHASSEN MN 55317 GREG P & JULIE A SCHILLER 2201 BANEBERRY WAY W CHANHASSEN MN 55317 SHAWNA M GRIEP 2197 BANEBERRY WAY W CHANHASSEN MN 55317 DWAYNE L WALKER 2145 BANEBERRY WAY W CHANHASSEN MN 55317 ANNETTE M CiESZKOWSKI 2141 BANEBERRY WAY W CHANHASSEN MN 55317 SUSAN M ERICKSON >.198 BANEBERRY WAY W 2HANHASSEN MN 55317 ROBERT S WALKER 2193 BANEBERRY WAY W CHANHASSEN MN 55317 JUNE M CASEY 2137 BANEBERRY WAY W CHANHASSEN MN 55317 )ENNIS E & ELISSA K ELLEFSON >.194 BANEBERRY WAY W ?.HANHASSEN MN 55317 DORIS FRENCH 2189 BANEBERRY WAY W CHANHASSEN MN 55317 JULIE D WAND 2133 BANEBERRY WAY W CHANHASSEN MN 55317 IRADLEY A & JODENE B THRODAHL 190 BANEBERRY WAY W :HANHASSEN MN 55317 JANET I MARUSKA 2175 BANEBERRY WAY W CHANHASSEN MN 55317 WALNUT GROVE VILLAS ASSN 2681 LONG LAKE RD ROSEVILLE MN 55113 WALNUT GROVE HOMEOWNERS AS 3065 CENTRE POINTE DR N ROSEVILLE MN 55113 sleqe't 'TRADITIONAL' HOME LO~S:55 ' BUNGALOW ' HOMES: 44 'VILLA' FOUR HOMES / BUILDING: SiX ttOMES / BUILDING: 24 tFIGtiT IJOMES / BUILDING: I~t~LVE flOM£$ J BUILDING: TOTAL IIOMES: ~R£VISlONS BY'