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PC Staff Report 05-15-2012 Chaparral PC DATE: May 15, 2012 2b CC DATE: May 29, 2012 CITY OF CHANHASSEN REVIEW DEADLINE: NA CASE #: 2012 -04 BY: REG PROPOSED MOTION: The Planning Commission recommends City Council approve the attached ordinance rezoning the Planned Unit Development — Residential to incorporate the development standards for Chaparral and adopt the attached Findings of Fact and Recommendation. SUMMARY OF REQUEST: The City is requesting an amendment to the Planned Unit Development — Residential (PUD -R) zoning on the property to incorporate the unique development standards for the project as well as referencing the Mixed Low Density Residential District (R -4) for the single - family and duplex units and Mixed Medium Density Residential District (R -8) for the quad units in the zoning ordinance. The City references an underlying standard zoning district to address issues that are not covered within the specific PUD -R zoning of the property. LOCATION: Chaparral, Chaparral 2 Addition CHAPARRAL ea and Chaparral 3 Addition RESIDENTIAL PUD P / �� 9 � � APPLICANT: City of Chanhassen 7700 Market Boulevard P. O. Box 147 L Chanhassen, MN 55317 r p H ��` " (952) 227 -1100 _ H 1,', ft u � nr_ z PRESENT ZONING: Planned Unit Development — Residential (PUD -R) 2020 LAND USE PLAN: Residential Low Density (1.2 — 4.0 units per acre) and Residential Medium Density (4.0 — 8.0 units per acre) ACREAGE: 64.92 acres DENSITY: net: 6.52 units per acre LEVEL OF CITY DISCRETION IN DECISION - MAKING: The City has a relatively high level of discretion in approving rezonings, PUDs and amendments to PUDs 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. Chaparral Residential Planned Unit Development Amendment May 15, 2012 Page 2 of 5 APPLICABLE REGULATIONS: Except as modified by the specific Planned Unit Development — Residential ordinance, the property shall comply with the requirements of the City of Chanhassen City Code. BACKGROUND The City approved a development contract as the regulating document for this development. CHAPARRAL, PUD #78 -01 Total Site Acreage 106.18 • Residential Acreage 64.92 • Park Acreage 20.75 • Local Right -of -way Acreage 10.96 • Kerber Boulevard Acreage 7.35 Total Housing Units 423 • April 3, 1978 and November 20, 1978 — Approved rezoning to P -1 and Development Plan and plat for Phase I, 95 single - family units north of Kerber Boulevard. • April 23, 1979 and July 2, 1979 — Approved the Development Plan and plat for phase II, 328 units in 2 3 and 4th Additions of Chaparral (74 single - family, 98 duplexes and 156 quads —162 buildings). • August 22, 1988 — Approved addendum permitting the following: o Decks cannot extend from building further than 10 feet o Decks must be 10 feet by 20 feet o Decks must maintain 20 -foot front yard setback • June 28, 1999 — Approved amendment to development contract to allow screened patios and enclosed porches on the quad units subject to the following conditions: o Screened patios and porches cannot extend from the building farther than 10 feet o Screened patios and porches must maintain a 20 -foot front and rear yard setback o Screened patios and porches may not exceed 10 -foot by 20 -foot dimension. • April 27, 2001 — Approved variance to permit decks and porches with 18 -foot setback. Decks /porches may not exceed depth of 12 feet. REZONING The City is requesting to rezone approximately 106 acres amending the existing Planned Unit Development - Residential (PUD -R) to incorporate the unique development standards and referencing the Mixed Low Density Residential District (R -4) for the single - family and duplex units, and Mixed Medium Density Residential District (R -8) for the quad units. The project Chaparral Residential Planned Unit Development Amendment May 15, 2012 Page 3 of 5 consists of 423 housing units incorporated in 257 structures. The review criteria are 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 in this instance is to permit a mix of housing types including single - family detached, twin homes and quad units. 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. The proposed development provides a compatible development with the surrounding development. The proposed amendment and rezoning assist in the furtherance of the following land use goals of the City of Chanhassen Comprehensive Plan: • Development will be encouraged within the MUSA line. • The plan should seek to establish sufficient land to provide a full range of housing opportunities. • The city will seek opportunities to provide transitions between different uses of different types. • Development should be phased in accordance with the ability of the city to provide services. The proposed amendment and rezoning assist in the furtherance of the following housing goals of the City of Chanhassen Comprehensive Plan: • A balanced housing supply with housing available for people of all income levels. • A variety of housing types for people in all stages of the life cycle. • Housing development that respects the natural environment of the community while striving to accommodate the need for a variety of housing types and costs. Staff is proposing the following development standards regulate the development of the property: Chaparral Zoning Standards a. Intent The purpose of this zone is to create a PUD for 169 single - family, 98 duplexes and 156 quad units. The use of the PUD zone is to allow for more flexible design standards while creating a higher quality and more sensitive proposal. The PUD requires that the development demonstrate a higher quality of architectural standards and site design. Except as modified by the Chaparral PUD ordinance, the development shall comply with the requirements of the R -4, Mixed Low Density Residential District for the single - family and duplex units and R -8, Mixed Medium Density Residential District for the quad units. Chaparral Residential Planned Unit Development Amendment May 15, 2012 Page 4 of 5 b. Permitted Uses The permitted uses in this zone shall be 74 single - family, 98 duplex and 156 quad residential units and their ancillary uses. If there is a question as to whether or not a use meets the definition, the Planning Director shall make that interpretation. c. Lot Requirements and Setbacks Minimum Lot Size: Single - Family — 10,000 square feet Duplex - 4,300 square feet Quad — 3,400 square feet Minimum Lot Width: Single - Family — 80 feet Duplex - 35 feet Quad — 35 feet Minimum Lot Depth: Single - Family —120 feet Duplex - 120 feet Quad — 70 feet The PUD ordinance requires setbacks from roadways and exterior property lines. The following table displays those setbacks. Setback Standards Front 30 feet Side 10 feet Rear 10 feet Kerber Boulevard and Powers Boulevard 30 feet Hard Surface Coverage 30 %* * The entire development may not exceed 30 percent hard coverage. Individual lots may exceed the 30 percent site coverage. The City approved a variance for the quad units to permit decks and porches with an 18 -foot front setback. Decks /porches may not exceed depth of 12 feet. RECOMMENDATION Staff recommends that the Planning Commission approve the Chaparral Planned Unit Development — Residential ordinance and adoption of the attached Findings of Fact and Recommendation. Chaparral Residential Planned Unit Development Amendment May 15, 2012 Page5of5 ATTACHMENTS 1. Chaparral PUD Ordinance. 2. Findings of Fact and Recommendation. 3. Reduced Copy Plats: • Chaparral • Chaparral 2 Addition • Chaparral 3 Addition. g: \plan\2012 planning cases\2012 -04 residential pud amendments \group 2 - may 15, 2012 public hearing \chaparral\staff report chaparral.doc AN ORDINANCE AMENDING CHAPTER 20 OF THE CHANHASSEN CITY CODE, THE CITY'S ZONING ORDINANCE, BY REZONING CERTAIN PROPERTY THE CITY COUNCIL OF THE CITY OF CHANHASSEN ORDAINS: Section 1. Chapter 20 of the Chanhassen City Code, the City's zoning ordinance, is hereby amended by rezoning all property within Chaparral, Chaparral 2 " Addition and Chaparral 3 Addition to Planned Unit Development - Residential. Section 2. The rezoning of this property incorporates the following development design standards: Chaparral Zoning Standards a. Intent The purpose of this zone is to create a PUD for 169 single - family, 98 duplexes and 156 quad units. The use of the PUD zone is to allow for more flexible design standards while creating a higher quality and more sensitive proposal. The PUD requires that the development demonstrate a higher quality of architectural standards and site design. Except as modified by the Chaparral PUD ordinance, the development shall comply with the requirements of the R -4, Mixed Low Density Residential District for the single - family and duplex units and R -8, Mixed Medium Density Residential District for the quad units. b. Permitted Uses The permitted uses in this zone shall be 74 single - family, 98 duplex and 156 quad residential units and their ancillary uses. If there is a question as to whether or not a use meets the definition, the Planning Director shall make that interpretation. c. Lot Requirements and Setbacks Minimum Lot Size: Single - Family — 10,000 square feet Duplex - 4,300 square feet Quad — 3,400 square feet Minimum Lot Width: Single - Family — 80 feet Duplex - 35 feet Quad — 35 feet Minimum Lot Depth: Single- Family —120 feet Duplex - 120 feet Quad — 70 feet 1 The PUD ordinance requires setbacks from roadways and exterior property lines. The following table displays those setbacks. Setback Standards Front 30 feet Side 10 feet Rear 10 feet Kerber Boulevard and Powers Boulevard 30 feet Hard Surface Coverage 30 % * * The entire development may not exceed 30 percent hard coverage. Individual lots may exceed the 30 percent site coverage. The City approved for the quad units a variance to permit decks and porches with an 18 -foot front setback. Decks /porches may not exceed depth of 12 feet. Section 3. The zoning map of the City of Chanhassen shall not be republished to show the aforesaid zoning, but the Clerk shall appropriately mark the zoning map on file in the Clerk's Office for the purpose of indicating the rezoning hereinabove provided for in this ordinance, and all of the notations, references, and other information shown thereon are hereby incorporated by reference and made a part of this ordinance. Section 4. This ordinance shall be effective immediately upon its passage and publication. PASSED AND ADOPTED this day of , 20 by the City Council of the City of Chanhassen, Minnesota Todd Gerhardt, City Manager Thomas A. Furlong, Mayor (Published in the Chanhassen Villager on ) 2 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN Application of the City of Chanhassen for rezoning of Chaparral, Chaparral 2 Addition and Chaparral 3 Addition to Planned Unit Development — Residential. On May 15, 2012, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of the City of Chanhassen for amending the Planned Unit Development — Residential zoning of the property to incorporate references to the Chanhassen City Code and minimum lot standards. The Planning Commission conducted a public hearing on the proposed rezoning preceded by published notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned Planned Unit Development — Residential. 2. The property is guided in the Land Use Plan for Residential Low Density and Residential Medium Density use. 3. The legal description of the property is: Chaparral, Chaparral 2 Addition and Chaparral 3 Addition. 4. The 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) The 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 by implementing the land use and housing goals of the city. 1 b) The proposed use is or will be compatible with the present and future land uses of the area. 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 the city's service capacity. f) Traffic generation by the proposed use is within capabilities of streets serving the property. 5. The planning report #12-04 dated May 15, 2012, prepared by Robert Generous is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the rezoning. 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