PC Staff Report 05-15-2012 Fox Hollow PC DATE: May 15, 2012
CC DATE: May 29, 2012
CITY OF CHANHASSEN REVIEW DEADLINE: NA
CASE #: 2012 -04
BY: REG 2c
PROPOSED MOTION:
The Planning Commission recommends City Council approve the attached ordinance rezoning the
Planned Unit Development – Residential to incorporate the development standards for
Fox Hollow
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 Single - Family Residential
District (RSF) 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: Fox Hollow, Fox Hollow 2n1 •fr
Addition Fox Hollow 3`d FOX HOLLOW ,
RESIDENTIAL PUD pp , - --v
Addition and Fox Hollow 4
Addition '���,�wo.�.� "eV 1111110 •
10 01,_
APPLICANT: City of Chanhassen 4�� iV d'
7700 Market Boulevard = O =1-:
P. O. Box 147 - � , . �°
Chanhassen, MN 55317 " ' °� � In il
(952) 227 -1100 Tar-
n.
li -
PRESENT ZONING: Planned Unit Development – Residential, PUD -R
2020 LAND USE PLAN: Residential Low Density (1.2 – 4 units per acre)
ACREAGE: 47.5 acres DENSITY: net: 2 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.
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.
Fox Hollow Residential Planned Unit Development Amendment
May 15, 2012
Page 2 of 4
BACKGROUND
The City approved a development plan as the regulating document for this development. The
final development includes up to 95 single - family homes.
FOX HOLLOW, PUD #84 -01
Single Family Lots 95
Average Lot Size 12, 100 square feet
Smallest Lot 7,400 square feet
Total Acreage 47.5 acres
Hardcover for entire development (project 25%
noted it would meet DNR standard)
Zoning P -1
• April 6, 1984 — Approved final development plan with 20 -foot front yard setbacks, 10-
foot side yard on house side and 5 -foot side yard setback on garage side. Minimum lot
width at building setback is 67 feet.
• July 10, 1978 — Rezoned from R -1A to P -1. Lotus Lakes Estates 1 Addition was
approved on August 7, 1978. Preliminary plat for 45 single - family lots and concept plan
for an additional 49 single - family lots was approved on October 1, 1979. Total area 83
acres which include Lotus Lake Acres.
• August 2, 1982 — Approved final development plan for 140 four -plex and eight -plex units
on the northern two - thirds of the property. The southern third is wetland. Not developed
and superseded by 95 -lot single - family development in 1984.
REZONING
The City is requesting to rezone approximately 47.5 acres to Planned Unit Development -
Residential (PUD -R) incorporating the unique development standards and referencing the
Single - Family Residential District (RSF). The project consists of 95 single - family units. 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 preserve natural
features. 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.
The proposed amendment and rezoning assist in the furtherance of the following land use goals
of the City of Chanhassen Comprehensive Plan:
Fox Hollow Residential Planned Unit Development Amendment
May 15, 2012
Page 3 of 4
• 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:
Fox Hollow Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for single - family detached homes. 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 Fox Hollow PUD ordinance,
the development shall comply with the requirements of the RSF Single Residential Zoning District.
b. Permitted Uses
The permitted uses in this zone shall be Single - Family Residential 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
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Standards
Front setback 20 feet
House side setback 10 feet
Garage side setback 5 feet
Rear setback 30 feet
Minimum separation between buildings 15 feet
Minimum front lot width at building setback 67 feet
Fox Hollow Residential Planned Unit Development Amendment
May 15, 2012
Page 4 of 4
Standards
Minimum Lot depth 100 feet
Minimum lot size 7,400 square feet
Hard Surface Coverage 25 % over entire development
Wetland: setback 75 feet
Perpetual Conservation Easement* Below the 902 Elevation
*Prohibited within the conservation easement area:
a. The placement and erection of buildings, structures and docks and walkways.
b. The alteration of vegetation in any manner or form.
c. The excavation or filing or the easement area.
d The application offertilizers, whether natural or chemical.
e. The application of chemicals for the destruction or retardation of vegetation.
f The deposit of waste or debris.
g Construction of paths, trails and service toads except as constructed by the city.
h. The application of herbicides, pesticides and insecticides.
i. The storage of watercraft, boat trailer, ice fishing houses, snowmobiles, motorized and non
motorized vehicles.
j. The mooring or storage of watercraft, including seaplanes, in abutting water of Lotus Lake.
RECOMMENDATION
Staff recommends that the Planning Commission approve the Fox Hollow Planned Unit
Development ordinance and adoption of the attached Findings of Fact and Recommendation.
ATTACHMENTS
1. Fox Hollow PUD Ordinance.
2. Findings of Fact and Recommendation.
3. Reduced Copy Plats:
• Fox Hollow
• Fox Hollow 2 Addition
• Fox Hollow 3 Addition
• Fox Hollow 4 Addition
g: \plan\2012 planning cases\2012 -04 residential pud amendments \group 2 - may 15, 2012 public hearing\fox hollow\staff report fox hollow.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 Fox Hollow, Fox Hollow 2 Addition, Fox Hollow 3
Addition and Fox Hollow 4 Addition to Planned Unit Development — Residential.
Section 2. The rezoning of this property incorporates the following development design
standards:
Fox Hollow Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for single - family detached homes. 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 Fox Hollow PUD ordinance,
the development shall comply with the requirements of the RSF Single Residential Zoning District.
b. Permitted Uses
The permitted uses in this zone shall be Single - Family Residential 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
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Standards
Front setback 20 feet
House side setback 10 feet
Garage side setback 5 feet
Rear setback 30 feet
Minimum separation between buildings 15 feet
Minimum front lot width at building setback 67 feet
Minimum Lot depth 100 feet
Minimum lot size 7,400 square feet
Hard Surface Coverage 25 % over entire development
Wetland: setback 75 feet
Perpetual Conservation Easement* Below the 902 Elevation
1
*Prohibited within the conservation easement area:
a. The placement and erection of buildings, structures and docks and walkways.
b. The alteration of vegetation in any manner or form.
c. The excavation or filing or the easement area.
d. The application of fertilizers, whether natural or chemical.
e. The application of chemicals for the destruction or retardation of vegetation.
f The deposit of waste or debris.
g. Construction of paths, trails and service toads except as constructed by the city.
h. The application of herbicides, pesticides and insecticides.
i. The storage of watercraft, boat trailer, ice fishing houses, snowmobiles, motorized and non
motorized vehicles.
j. The mooring or storage of watercraft, including seaplanes, in abutting water of Lotus Lake.
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 RE:
Application of the City of Chanhassen for rezoning of Fox Hollow, Fox Hollow 2 Addition,
Fox Hollow 3 Addition and Fox Hollow 4 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 use.
3. The legal description of the property is: Fox Hollow, Fox Hollow 2 Addition, Fox
Hollow 3 rd Addition and Fox Hollow 4 th 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.
ADOPTED by the Chanhassen Planning Commission this 15 day of May, 2012.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
2
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