PC Staff Report 06-05-2012 Mission HillsPC DATE: June 5, 2012
CC DATE: June 25, 2012
REVIEW DEADLINE: NA
CASE #: 2012 -04
BY: REG
la
PROPOSED MOTION:
The Planning Commission recommends City Council approve the attached ordinance rezoning the
Planned Unit Development — Residential and Planned Unit Development to incorporate the
development standards for
Mission Hills
and approve the attached ordinance rezoning Blocks 2 and 3, Mission Hills from PUD -R to RSF;
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) and Planned Unit Development (PUD) zoning on the
property to incorporate additional standards for the development, and rezoning the single - family
detached portion of the project from Planned Unit Development — Residential (PUD -R) to
Single - Family Residential (RSF).
LOCATION: Highway 101 and West 86 Street
APPLICANT: City of Chanhassen
7700 Market Boulevard
P. O. Box 147
Chanhassen, MN 55317
(952) 227 -1100
PRESENT ZONING: Planned Unit Development —
Residential (PUD -R) and
Planned Unit Development (PUD)
2020 LAND USE PLAN:
Mixed Use, Residential Low
Density and Residential
Medium Density.
ACREAGE: 37.8 net acres DENSITY: net: SF — 2.24, MF — 7.1
CITY OF CHANHASSEN
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.
Planning Commission
Mission Hills PUD Amendments and Rezoning
June 5, 2012
Page 2 of 8
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
PUD #93 -04, Mission Hills consists of 194 townhouse units, 16 single - family detached houses and
a neighborhood commercial area.
October 24, 1994 City approves the second reading of the PUD rezoning, final plat for Mission
Hills, Block 1 with 19 multi - family lots to contain 138 units and 2 outlots, Block 2 for 7 single -
family lots and Block 3 for 9 single- family lots; final plat of Mission Hills 2 Addition ( #94 -5 Sub)
Block 4 for 56 multi - family lots to contain 56 units and one Outlot; and Site Plan Review #94 -5 for
the multi - family units.
July 11, 1994 City rezones property from RSF to Planned Unit Development, Residential and
Neighborhood Commercial, preliminary plat and site plan review for mixed high- density dwelling
units.
Mission Hills
MISSION HILLS
RESIDENTIAL PUD
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Planning Commission
Mission Hills PUD Amendments and Rezoning
June 5, 2012
Page 3 of 8
REZONING
The City is requesting to rezone approximately seven acres from PUD -R to Single - Family
Residential District (RSF) and amending the existing Planned Unit Development - Residential
(PUD -R) and Planned Unit Development (PUD), to incorporate the unique development
standards and referencing the R -8, Mixed Medium Density Residential District for the
townhouse development, and the BN, Neighborhood Business District for the commercial
portion of the development. The single - family portion of the development consists of 16 homes,
which comply with the requirements of the RSF district. The PUD -R project consists of 194
units incorporating 31 structures. The commercial portion of the development is vacant and
requires site plan review and final platting prior to development. 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 allow for a mix
of housing types and to permit residential and commercial uses. 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 City will encourage the development of neighborhood service centers where appropriate.
These may be developed as a part of a mixed -use development or a PUD. Development of
unplanned and strip commercial centers shall be discouraged.
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.
Planning Commission
Mission Hills PUD Amendments and Rezoning
June 5, 2012
Page 4of8
• Housing development that respects the natural environment of the community while striving
to accommodate the need for a variety of housing types and costs.
The property owner of Outlot E, Mission Hills requested that we reference the Highway and
Business Services (BH) District for the commercial property to expand the type of uses permitted
on the site. At this time, staff is only trying to codify the Planned Unit Developments according
to what is in place now. With this amendment, staff is trying to clarify the term "neighborhood
commercial" use by referencing the Neighbor Business (BN) District regulations. As can be
seen by the list of uses within the two districts below, the BH district would permit more auto -
oriented uses, than in a neighborhood business district. Any up- zoning of the PUD would be
more appropriate at the time of development review for that property, rather than in conjunction
with the current amendment process.
"BN" NEIGHBORHOOD BUSINESS DISTRICT
Sec. 20 -692. - Permitted uses.
The following uses are permitted in a "BN" District:
(1) Antennas as regulated by article XXX of this chapter.
(2) Community center.
(3) Convenience stores without gas pumps.
(4) Day care center.
(5) Health services.
(6) Home furnishings.
(7) Offices.
(8) Personal services.
(9) Private clubs and lodges.
(10) Shopping center.
(11) Small appliance repair shop.
(12) Specialty retail shop.
(13) Utility services.
(14) Veterinary clinics.
Sec. 20 -693. - Permitted accessory uses.
The following are permitted accessory uses in a "BN" District:
(1) Parking lots.
(2) Reserved.
(3) Signs.
(4) Temporary outdoor sales (subject to the requirements of Section 20 -312).
Sec. 20 -694. - Conditional uses.
The following are conditional uses in a "BN" District:
(1) Bed and breakfast establishments.
(2) Convenience store with gas pumps.
(3) Drive -in banks including automated kiosks.
(4) Fast food restaurants without a drive - through as part of a shopping center.
(5) Motor fuel station.
Planning Commission
Mission Hills PUD Amendments and Rezoning
June 5, 2012
Page 5 of 8
(6) Reserved.
(7) Standard restaurants.
Sec. 20 -696. - Interim uses.
The following are interim uses in the "BN" district:
(1) Churches.
(2) Reserved.
"BH" HIGHWAY AND BUSINESS SERVICES DISTRICT
Sec. 20 -712. - Permitted uses.
The following uses are permitted in a "BH" district:
(1) Antennas as regulated by article XXX of this chapter.
(2) Car wash.
(3) Community center.
(4) Convenience stores without gas pumps.
(5) Day care center.
(6) Fast -food restaurant.
(7) Financial institutions with/or without drive - through services.
(8) Funeral homes.
(9) Health services.
(10) Liquor stores.
(11) Miniature golf.
(12) Motels and hotels.
(13) Offices.
(14) Personal services.
(15) Private clubs and lodges.
(16) Reserved.
(17) Shopping center.
(18) Specialty retail shops.
(19) Standard restaurants.
(20) Utility services.
Sec. 20 -713. - Permitted accessory uses.
The following are permitted accessory uses in a "BH" district:
(1) Signs.
(2) Parking lots.
(3) Temporary outdoor sales (subject to the requirements of Section 20 -312).
Sec. 20 -714. - Conditional uses.
The following are conditional uses in a "BH" district:
(1) Automobile rental facilities.
(2) Automotive repair shops.
(3) Convenience stores with gas pumps.
(4) Emission control testing stations.
(5) Garden centers.
(6) Motor fuel stations.
Planning Commission
Mission Hills PUD Amendments and Rezoning
June 5, 2012
Page 6 of 8
(7) Outdoor storage.
(8) Reserved.
(9) Small vehicle sales.
(10) Supermarkets.
(11) Towers as regulated by article XXX of this chapter.
Sec. 20 -716. - Interim uses.
The following are interim uses in the "BH" district:
(1) Churches.
(2) Reserved.
(3) Farmers markets.
Additionally, the property owner of Outlot E has requested that the setback requirements be
revised from Highway 212 from 35 feet for parking and 50 feet for the building, to 10 feet for
both; and from Highway 101 from 35 feet for parking and 50 feet for the building, to 15 feet and
25 feet, respectively. Without a specific plan to determine the appropriateness of the setbacks, it
is premature to make the change. If at the time of development review it is determined that
different setback requirements are necessary to achieve the vision for a neighborhood
commercial use, then the standards can be amended.
Staff is proposing the following development standards govern the development of the property.
Amend the zoning standards section to reference City Code and add interior lot line setbacks,
minimum lot requirements based on the actual platting of the lots and permit the use of LED
lighting.
Mission Hills Zoning Standards
a. Intent
The purpose of this zone is to create a PUD neighborhood commercial/mixed density housing
zone. 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.
Each structure proposed for development shall proceed through site plan review based on the
development standards outlined below. Except as modified by the Mission Hills standards
below, the mixed density housing development shall comply with the requirements of the R -8,
Mixed Medium Density District and the single family detnehed housing shall eomply with t
RSF, Single Family Residential Distrie . Except as modified by the Mission Hills standards
below, the commercial development shall comply with the Neighborhood Business District,
BN.
c. Setbacks
In the PUD standards, the building setback for commercial is 50 feet from any public right -of-
way. The commercial parking setback shall be 35 feet from any Public Right -of -Way and/ or
interior property line. There shall be a buffer separating the residential portion from the
commercial portion of the site. This buffer shall be in the form of a berm and landscaping.
Planning Commission
Mission Hills PUD Amendments and Rezoning
June 5, 2012
Page 7 of 8
The following setbacks shall be observed:
Street
Hwy. 101
Hwy. 212
West 86th Street
Commercial
Building Setback
50'
50'
50'
Residential
Building Setback
50'
50'
30'
Residential Commercial
Parking Parking
Setback Setback
20' 35'
20' 35'
Interior Lot Lines O'(from commercial) 0'
50'(from residential)
d. Development Standards Tabulation Box
Minimum Lot Size multi - family units:
20' 35'
0' O'(from
commercial)
35' (from
residential
Mission Hills As approved on October 24, 1994 in the Plat of Mission Hills; Mission Hills
Villas, A Condominium, Common Interest Community No. 8, 9 th Supplemental filed April
10, 1996; Mission Hills Villas, A Condominium, Common Interest Community No. 8, 10
Supplemental filed April 10, 1996; Mission Hills Villas, A Condominium, Common Interest
Community No. 8, 11 Supplemental filed May 7,1996; and Mission Hills Villas, A
Condominium, Common Interest Community No. 8,12 th Supplemental filed May 20, 1996;
Mission Hills 2 " d Addition Area: 2,100 square feet
Width: 46 feet
Depth: 47 feet
h. Lighting
1. All light fixtures shall be shielded high pressure sodium or LED fixtures. Light level for
site lighting shall be no more than ' / candle at the property line. This does not apply to
street lighting. The maximum height of a residential street light shall not exceed 15 feet.
Light fixtures within the outlot shall not exceed 25 feet.
2. Glare, whether direct or reflected, as differentiated from general illumination shall not be
visible beyond the limits of the site from which it originates.
3. Lights shall be on a photoelectric cell to turn them on and off automatically as activated
by yearly conditions.
4. The outlot light poles shall be corten, shoe box light standards.
Planning Commission
Mission Hills PUD Amendments and Rezoning
June 5, 2012
Page 8 of 8
Staff is recommending that the single - family lots on Mission Hills Lane and Mission Hills Court
be rezoned to Single - Family Residential District, RSF. These lots comply with the RSF district
regulations as to size and setback.
RECOMMENDATION
Staff recommends that the Planning Commission approve the rezoning ordinance for the single -
family homes and the Mission Hills PUD ordinance, and adoption of the attached findings of fact
and recommendation.
ATTACHMENTS
1. Mission Hills PUD Ordinance.
2. Ordinance Rezoning Blocks 2 and 3, Mission Hills to RSF.
3. Findings of Fact and Recommendation.
4. Reduced Copy Plats: Mission Hills and Mission Hills 2 nd Addition.
5. BN District Regulations.
6. BH District Regulations.
7. Letter from Lindquist & Vennum dated May 21, 2012.
8. Letter from Lindquist & Vennum dated May 29, 2012.
gAplan\2012 planning cases\2012 -04 residential pud amendments \group 3 - june 5, 2012 public hearing\mission hills \staff report mission hills.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 Mission Hills except Blocks 2, 3 and Outlot E,
Mission Hills, Mission Hills 2nd Addition and Mission Hills Villas, A Condominium, Common
Interest Community No. 8, 9 th Supplemental filed April 10, 1996; Mission Hills Villas, A
Condominium, Common Interest Community No. 8, 10 Supplemental filed April 10, 1996;
Mission Hills Villas, A Condominium, Common Interest Community No. 8, 11 d, Supplemental
filed May 7, 1996; and Mission Hills Villas, A Condominium, Common Interest Community No.
8,12 th Supplemental filed May 20, 1996 to Planned Unit Development — Residential; and
Chapter 20 of the Chanhassen City Code, the City's zoning ordinance, is hereby amended by
rezoning Outlot E, Mission Hills to Planned Unit Development.
Section 2 . The rezoning of this property incorporates the following development design
standards:
Mission Hills Zoning Standards
a. Intent
The purpose of this zone is to create a PUD neighborhood commercial /mixed density housing
zone. 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.
Each structure proposed for development shall proceed through site plan review based on the
development standards outlined below. Except as modified by the Mission Hills standards below,
the mixed density housing development shall comply with the requirements of the R -8, Mixed
Medium Density District. Except as modified by the Mission Hills standards below, the
commercial development shall comply with the Neighborhood Business District, BN.
b. Permitted Uses
The permitted uses within the neighborhood commercial zone should be limited to appropriate
commercial and service uses consistent with the neighborhood. The uses shall be limited to
those as defined herein. If there is a question as to whether or not a use meets the definition, the
Planning Director shall make that interpretation. The type of uses to be provided on this outlot
shall be low intensity neighborhood oriented retail and service establishments to meet daily needs
of residents. Such uses may include small to medium sized restaurant (no drive -thru windows),
office, day care, neighborhood scale commercial, convenience store, churches, or other similar
type and scale uses.
C. Setbacks
In the PUD standards, the building setback for commercial is 50 feet from any public right -of-
way. The commercial parking setback shall be 35 feet from any public right -of -way and/ or
interior property line. There shall be a buffer separating the residential portion from the
commercial portion of the site. This buffer shall be in the form of a berm and landscaping.
The following setbacks shall be observed:
Street
Highway 101
Highway 212
West 86 Street
Commercial
Building Setback
50'
50'
50'
Residential
Building Setback
50'
50'
30'
Interior Lot Lines 0'( from commercial) 0'
50'(from residential)
d. Development Standards Tabulation Box
Minimum Lot Size multi - family units:
Residential
Commercial
Parking
Parking
Setback
Setback
20'
35'
20'
35'
20'
35'
0'
O'(from
commercial)
35' (from
residential
Mission Hills As approved on October 24, 1994 in the Plat of Mission Hills; Mission Hills
Villas, A Condominium, Common Interest Community No. 8, 9th Supplemental filed April 10,
1996; Mission Hills Villas, A Condominium, Common Interest Community No. 8, l 0th
Supplemental filed April 10, 1996; Mission Hills Villas, A Condominium, Common Interest
Community No. 8, I P h Supplemental filed May 7, 1996; and Mission Hills Villas, A
Condominium, Common Interest Community No. 8, 12 Supplemental filed May 20, 1996;
Mission Hills 2 "d Addition
BLOCK USE
Net Lot
Area
Outlot Commercial 7.72 acres
1 138 Multi - Family units 18.00 acres
4 56 Multi - Family units 8.92 acres
ROW Si cc c aind - eew4 1. 17 a es
West 86th -SrRight of Wa 2 .,
Hwy 212 and -10 Right -e €-Way 18.
Area: 2,100 square feet
Width: 46 feet
Depth: 47 feet
Density Hard
Surface
Coverage
7.66 37%
6.28 43.2%
COMMERCIAL
All materials shall be of high quality and durable. Masonry material shall be used. Color
shall be introduced through colored block or panels.
2. Brick may be used and must be approved to assure uniformity.
3. Block shall have a weathered face or be polished, fluted, or broken face.
4. Concrete may be poured in place, tilt -up or pre -cast, and shall be finished in stone, textured
or coated.
5. Metal standing seam siding will not be approved except as support material to one of the
above materials or curtain wall on office components.
6. All accessory structures shall be designed to be compatible with the primary structure.
7. All roof mounted equipment shall be screened by pitched roofs. Wood screen fences are
prohibited. Screening shall consist of compatible materials.
8. All buildings on the Outlot shall have a pitched roof line.
9. All mechanical equipment shall be screened with material compatible to the building.
RESIDENTIAL
1. Building exterior material shall be a combination of prepainted 5" aluminum siding and
brick.
2. Arched transoms and soffit returns shall be used over the entries of the one story units and
horizontal transom windows over the 2 story windows. Introduce some variation among the
buildings through the shape of windows, adding louvers, shifting entry ways, and adding
dormers.
3. Colors used shall be earth tones such as soft gray, creamy white, pearl gray, shell white, etc.).
4. Each unit shall have a minimum of 1 overstory tree within its front yard.
5. All units shall have access onto an interior street and not 86th Street.
e. Site Landscaping and Screening
The planting plans prepared for the site are intended to create a strong sense of street tree
plantings using overstory deciduous trees such as Summit Ash, Linden, and Sugar Maple.
Highways 101 and 212 will be buffered with a combination of overstory evergreen trees and
ornamental deciduous trees. The outdoor private living areas will be buffered with the use of
evergreen trees. The wetland will be highlighted with the introduction of native wetland species.
3
In addition, to adhere to the higher quality of development as spelled out in the PUD zone, all
loading areas shall be screened. Each lot for development shall submit a separate landscaping
plan as a part of the site plan review process. Berms of 2 to 3 feet high shall be added along the
Highway 101 and 212 right -of -way. These berms shall be seeded and/or sodded and bushes and
trees shall be planted on them. All disturbed areas within the single family lots shall be seeded
and/or sodded. Two trees with a minimum of a 2%2 inch caliper shall be planted within the front
yard setback. These two trees shall consist of one overstory evergreen tree and one ornamental
deciduous tree.
1. All open spaces and non - parking lot surfaces (outlot) shall be landscaped, or covered with
plantings and/or lawn material.
2. Outdoor storage is prohibited.
3. Loading areas shall be screened from public right -of -ways. Wing wall may be required
where deemed appropriate.
4. The Outlot shall be seeded and maintained in a weed free condition in all areas proposed for
future development.
E Signage
COMMERCIAL
One monument sign shall be permitted for the outlot and one monument sign for the residential
section of the PUD.
1. All businesses built within the outlot shall share one monument sign. Monument signage
shall be subject to the monument standards in the sign ordinance.
2. Wall signs are permitted on no more that 2 street frontages. The total of each wall mounted
sign display areas shall not exceed (24 square feet).
3. All signs require a separate permit.
4. The signage will have consistency throughout the development and shall tie the building
materials to be consistent with the signs. Signs shall be an architectural feature, they shall
not be solely mounted on a pole of a foundation.
5. Consistency in signage shall relate to color, size, materials, and heights.
6. No illuminated signs within the outlot may be viewed from the residential section of the
PUD.
7. Only back -lit individual letter signs are permitted.
8. Individual letters may not exceed 3 feet in height.
4
9. Only the name and logo of the business occupying the unit will be permitted on the sign.
RESIDENTIAL
One monument identification sign shall be permitted for the residential development. The sign
may not exceed 24 square feet in area and 5 feet in height.
g. Lighting
1. All light fixtures shall be shielded high pressure sodium or LED fixtures. Light level for site
lighting shall be no more than ' /z foot candle at the property line. This does not apply to street
lighting. The maximum height of a residential street light shall not exceed 15 feet. Light
fixtures within the outlot shall not exceed 25 feet.
2. Glare, whether direct or reflected, as differentiated from general illumination shall not be
visible beyond the limits of the site from which it originates.
Lights shall be on a photoelectric cell to turn them on and off automatically as activated by
yearly conditions.
4. The outlot light poles shall be corten, shoe box light standards.
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
gAplan\2012 planning cases\2012 -04 residential pud amendments \group 3 - june 5, 2012 public hearing\mission hills\mission hills pud standards
ordinance.doc
5
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
ORDINANCE NO.
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 from Planned Unit Development - Residential (PUD -R) to Single -
Family Residential (RSF), all those lands within Blocks 2 and 3, Mission Hills.
Section 2 . The rezoning of this property is subject to all conditions of City Council
approval.
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 by the Chanhassen City Council this _ day of , 2012.
ATTEST:
Todd Gerhard, City Manager Thomas A. Furlong, Mayor
(Published in the Chanhassen Villager on )
gAplan\2012 planning cases\2012 -04 residential pud amendments \group 1 - april 17, 2012 public hearing \mission hills \rezoning blocks 2 & 3 to
rsf.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of the City of Chanhassen for rezoning to Planned Unit Development — Residential
(PUD -R) and Planned Unit Development (PUD), and Single - Family Residential (RSF) Districts.
To Planned Unit Development - Residential (PUD -R):
All property within Mission Hills except Blocks 2, 3 and Outlot E, Mission Hills;
Mission Hills 2 nd Addition and Mission Hills Villas, A Condominium, Common
Interest Community No. 8, 9 th Supplemental filed April 10, 1996; Mission Hills
Villas, A Condominium, Common Interest Community No. 8, 10 Supplemental
filed April 10, 1996; Mission Hills Villas, A Condominium, Common Interest
Community No. 8, 11 Supplemental filed May 7, 1996; and Mission Hills Villas,
A Condominium, Common Interest Community No. 8, 12 Supplemental filed
May 20, 1996.
To Planned Unit Development (PUD):
Outlot E, Mission Hills.
To Single Family Residential (RSF):
Blocks 2 and 3, Mission Hills
On June 5, 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 zoning of the property to incorporate references to the Chanhassen City Code and
minimum lot standards and to rezone the single - family detached housing to Residential Single -
Family. The Planning Commission conducted a public hearing on the proposed rezonings
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 and Planned Unit
Development.
2. The property is guided in the Land Use Plan for Residential Low Density, Residential
Medium Density and Mixed Use uses.
The legal description of the property is: Mission Hills; Mission Hills 2 " Addition; and
Mission Hills Villas, A Condominium, Common Interest Community No. 8, 9th
Supplemental filed April 10, 1996; Mission Hills Villas, A Condominium, Common Interest
Community No. 8, 10 Supplemental filed April 10, 1996; Mission Hills Villas, A
Condominium, Common Interest Community No. 8, 11 Supplemental filed May 7, 1996;
and Mission Hills Villas, A Condominium, Common Interest Community No. 8, 12
Supplemental filed May 20, 1996.
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.
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 #2012 -04 dated June 5, 2012, prepared by Robert Generous is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
rezonings.
ADOPTED by the Chanhassen Planning Commission this 5 day of June, 2012.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
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---- --- ----- �-- -- -�`- _ �,i w �..� _, rla _ o c - , - -ice` R m•srso. w R
-- -- -� - - -- — .tGS400 � R--- -- - - --
° �'�°o1`• ; R
5...
a
R
� — —
- aa -- -
— — — — — —:— �0,• '�.` ^— —
_ __ R es1° WEST 867- ________ STREET Si
' 1013 � �`;+�rare� _�__ — ____ ___
--
Q .
T
f .
y 1 f OUTLOT B -
I 23.
�` OUTLOT E
��, „ C
Oenotas ] /2'x14' Hon monumeof set an,
0
OUTLOT ^
W mocked Oy RL.S Raglitroflan No. 12043
R \
C
• Denotes Hon monlmenf Iovnd
p i
5
p
p fie acre In oI fhle O is 6114,
s
\..
-1 /ne / I f m
41st o the Y I/4 oI the SW 11I,
g
(S- Msaf; on shot 4 0! 4 ahaefx)
g f Eew H 9z De 2J ,Mrs 11 11avm4e
89 W 443.27 R-1737
,.1701,7.08• L�658.66 k.2 /91.66 5 82014'06' W
WESTWOOD
Rroressio„a serdcss 1—
OFFICIAL PLAT
MISSION HILLS
INSET
(From .Neer 2 If a =Heels)
114 .1
°'
N 00 W .r �• ue 757.41
oaor roam roaor moor Ir>.m •
uso> nso> r 8
9
" -- - - - --- ?I
- -- r
WI 3 1 y l I Ito col wl I I I
1 7 81 to $I I" I i 1 61 i" � 8 I ° n
81 IR 6 I` 81 R I 'n I 1- 2 50 0 50 100 150
4 i; i 3 �i i�
I xl 1 al I $I nl zl 1 1 l e
so i t
m h m
L
`. __-- ____ —I\ J L a.e °oa •se- ifl =l'I I I I I I i 8N I I I
axss rf __- 111 II 1
I I I
j L
I /z',r.' ;
0
Ri _ _ 9dn ° J 0 �. N' • D-- ton marumenr me
set
3}' �•'1 marked by R.L.S Reyis .— NO. 120
13e� �p ro
W ONares iron --1 f—d
--- - - - - -- — 1 , °,.:' ° >a as _ _ — w HILLS LANE R; ,
es- aaa>
r o- e R I I MISSION
I I 9 �l'. r• I AJB
r ,o °gib oo• -- ;-
--
18 9
o a.u,�� \yX 8 .e�lxao - _I I$� i I I �: j 1� I" me in. —t 149. or to b S174 s o / M. I sw i/
sac. IJ iwR. 116, Rye. 2J M /dr k oxtt,med
2 ly ro bear N 00 ° 52'.0 W.
_ I& HI I °tl 1�
� I
YI to I In I
I I wf \ � >,t Flu I 4 I I_
I 41,. � L "os_asv�•c -- � I I I ° • � I I � I I
wl MISSION HILLS r----- - -_ _ —_ 1 l °
g1w 8 \ I I I I I COURT L --- - - - - -�
�i., \ \� I I ,�
I� ^� y a \ \\ I I I I
8 In
m0roa0e wG UHlify Easements are shown ✓z
'' 3) I.aee ��V + \\ \ \ • G. I � � >i n �� -J L -- n o0 o:i r
° G.>e° 1J °pile " � I 5
L___ ______��
106.00 ( \ \\ 8 / I
S 00 °00'00' E I \ \ \ \ \B. / $ I
10 I0
L_ _
7 �a\
m worth, „mess omc.;m Mai<aleq
aJ,OinMg rot /Max ono 10 Ieat M wiCM antl
� I \\ \\ / � aEPMM9 street IMn os mown on lHe 0 /or.
I /E
N 1
S 00°00 E 265.45
WESTWOOD
Rrai =srana serm<e :. mc.
Sneer 3 If 4 Sheets
OF FICIAL PLAT
MISSION HILLS
T FILE NO 688 - 69'
C R
DOC. NO.'
INSET
• (F sheet 2 a 4 sheets)
60 0 60
120 I60
° De..tes 112 x14' km monument set °no
Scale M / et
Srole: I m — 60 /xf
mocked by R.L:S Rpistrotion No. 12NJ
• Denotes won monvmenf /ound
the a /e lm o/ fhls e o/ the be 1 s�sfem Is boxed
on the east lin SE' III o/ Me SW 1 /I,
Sec. /J TwR. 116, R 2J, whkh is Doomed
to beer N 00 ° 51'40 W.
� M• .� � o se
- ��•° �
_ aNO°s •'U•
j�.fa
/�� qSw� NreosYSO•w
,u � : - - - - -. - - --
8 aecee.emimr p
- /,I � i 13
I
p
- ie,ii x
12
OUROT 8
14
I
�
$' a "
-fd, °, »n�a
-k
"Pw� m ,l
\
2 $
2 ""°
, a
— _ _
—L - __1 ----
l i
nee ' a
wro'B'e,.Y✓ °:i ° \'
'�-
- -_
,-
Nee °Ja• „' - �4 _ � *ate --- � ,a.1 °, -
18
ossa
an 16
u I tam sm
17
OUMOT
1 ti. r
f~ 'O �- q �.
OA�.90� �'� _ B!•a,•ar w
` a � ` t �
S I ` n !•
1. `o 10
°° \
3 �� aov,�<. o si ° rz -zeaoo
1.xsas] x'so�a..e`•a'o, � sa ]o - ee °zs•.
x° bpY
°,.sue
0 I -_ unary W
g o rs.,saop
a k'�4 -�,6n , '
eevn
r-- - - - - -L - I
5 $ §. B
8 9 I`
7
/
1701J'08°"TJ6 ro L
R�2191,66 I
WESTWOOD
R,o/essb a Sen Mr.
OFF ICIAL PLAT
MISSION HILLS 2ND ADDITION
All of this Plot is part of C.I.C. No. 9.
0 0eao1s 111 ioa m eal eer aad
marked by R.L.S Re9lstmtia° No. 120U
• aen°fss iron monument Twnd
1ne orientation °J this bearing system k based
°n m. ease M. me sE r/1 °J me sw r/<
Sec. 'a Twp. 116, Rye. 2" which !a assumed
to b— N 00 °51'10 W.
r�
rJJ �.
60 0 60 110 160
Scale ft
Srole: 1 lntlr� 60 / t
48 7
"� y0 y 51 q •T,. �':$ p� �d E
42,
q i c>4 d" `r d 52 41
e
44
k �.`
• P " "4T ° � 2 �&, r
4
s 90 °00'00' w
o
— ? 6 . •) 143.04
ITLOT
A
30 .—
.c`, �. \ ' ;; ':q �� ?a o °Q �o� °, °• H >�`ed x < 33
\4a \•�',,, fix o ^ ° ��2 "° 6 &a '� 12 t,i "a36d °o i 29.
S_a � � ?°' ° 7 `d ''a 13 � \ �'-11 ry �• � ?°' �v^ 8iy )
.� ` " �`� : • ?`� � ) �M1S ! ?w ''w ' ',:'be 1e ��\ I)e�. .y uriie'ot` 7a)
. ' Cq e 8 0` 'hn^ �'� 10 ..°° 14 d s e^ 78 0` � ?`� ,,.o a i (�)- He' °a'e' °• �� ))�' :-
t 5' 0 19
vv c d' so°15d W ' q4 so° a ^ "' ^0 22n
w$ a " ^° 9 e � . v",d 176a .r e W A .�o. �o° •^ 3 : "' 1 a 26 a °
21 a 24
8 ,
— _ "srs rrol te ° r°a ex V ' g
K &_uy
N 89 ° 5Y50' W 199. all s L = iT455 _
\ g " ES , ��ii _�. R=BB0.00 1 � ° 06 JS' , `N 89 ° 5750' W
/ -- w X820.00 - 41.13 n
WESTWOOD
Rrore eei°na se.,;aee, l °o.
..1 2 .1 2 Sheets
j S 88'25'41" E
o 464.87 LE 204.83
1 2 _ sae - I r p N 0554 4 W
1 , zgza ` _ �� s- 'ez�uE 7 4 F 72.70 S 86'05'55"
�= 7.97 517" E
yny
a ID
co I
'� lA q ^'ej'0• ` +a � d nw+"ni " l . ` � %�_�� a n�+��m� ,w:9'e�'«er� '1 ee °a zs.i• c �y, ° � °�� \\� � �
S
9 w
�C \43 e e :\' &`� y7 • v a i
J
17.58 _ a erR,ly I l \ i N o
"
= 17 37.04 z71a9- - -___ r) I I L. L_ \ \ 00
4 = 05'3736 323. --�``° �
43 -
8032 w
658.66 g 82'14'06" W
R = 2191.66
= 1773'08"
GRAPHIC SCALE IN FEET . oeneew rwnd Mww t
The Weal IMe el MISSION HILLS has an
paaumsd 9eprNq of N Oo50'5°' W.
S 1 ImR — W Imt A9 AaMOge m0 UUlly Ememenl9 Nom
.ae dMkeUd M Ue qel of W59IX1 MY1S
9FPCHMNdO Top nul or eydrml 9.N1eM 1.M 3 k .,
fMCF 1. NI690N NIUS
E1reVOn � 913)2 Net (NGW 1929)
* PIOI Wii
* engpnearing v =Rmmn
* **
SHEET 2 OF 6 SHEETS
- vrril;lAL
CIC NUMBER 8 P
PL
C.R.
MISSION HILLS VILLAS, A CONDOMINIUM
a
A60 g lg ° s +r f ' � S
SITE PLAN (AS BUILT) i
I
? �� �� w. �:' e` ♦ •ee� 8
i I
I
w` 5
54.11 i ;
452.95
e,.
l .l r SJ" �d' � n •
•." 3 _
ee e
r r\ e
a
�..
N r
1
C-4
e� /
ee
9
96 j
5291
o 464.87 LE 204.83
1 2 _ sae - I r p N 0554 4 W
1 , zgza ` _ �� s- 'ez�uE 7 4 F 72.70 S 86'05'55"
�= 7.97 517" E
yny
a ID
co I
'� lA q ^'ej'0• ` +a � d nw+"ni " l . ` � %�_�� a n�+��m� ,w:9'e�'«er� '1 ee °a zs.i• c �y, ° � °�� \\� � �
S
9 w
�C \43 e e :\' &`� y7 • v a i
J
17.58 _ a erR,ly I l \ i N o
"
= 17 37.04 z71a9- - -___ r) I I L. L_ \ \ 00
4 = 05'3736 323. --�``° �
43 -
8032 w
658.66 g 82'14'06" W
R = 2191.66
= 1773'08"
GRAPHIC SCALE IN FEET . oeneew rwnd Mww t
The Weal IMe el MISSION HILLS has an
paaumsd 9eprNq of N Oo50'5°' W.
S 1 ImR — W Imt A9 AaMOge m0 UUlly Ememenl9 Nom
.ae dMkeUd M Ue qel of W59IX1 MY1S
9FPCHMNdO Top nul or eydrml 9.N1eM 1.M 3 k .,
fMCF 1. NI690N NIUS
E1reVOn � 913)2 Net (NGW 1929)
* PIOI Wii
* engpnearing v =Rmmn
* **
SHEET 2 OF 6 SHEETS
vrr101AL
MISSION HILLS VILLAS, A CONDOMINIUM R"
C.R
COMMON INTEREST COMMUNITY NO. 8
a� 1ST SUPPLEMENTAL
< •� R � 2 o \
^ , y e +d \ � SITE PLAN (AS BUILT
Tr 7 O = 03'31'23'1
R = 880.00, S 89'57'50" E
54.11
` = ` T 452.95
i
° o , xrt •>•o.ou o.00_5m wr ___'atzz_____ I _a1'9E'l m
/
a o /a f 3 a w
w 1 ~ 4w 3/„ a x 3 °
I c -✓r n / A N
o � /� s N (
^ N I I rr / I o
N O r �' %� / y 'ooh .4 I �I d.•w� / o
00 N ' r e n
k
z \ y rvr I r v Is A „ L a: ;
Mn y l S�
86 .14 f — �5 88 E „°ek„ me °.x4, «.emmt� loi ___ -1`___ J 5293
LJ
„ 464.87 p3 _ - 1 .�I- r SaaE 204.83
_ x 05
2 • :oz.n z - - - 5 86'05'5 W
S 8 405'17° E
P Ne�
$r9 15 L 1
eH A e l .9 ° Is I I as ...
!
o
Z N e i L/ • 0+7 � 3 . ` � gc � ` � ',, eez`- �_ iiam � �:ee'»• I 8 I e �eie 'o /,
o QO nom r ` R I E A ol8 L W d\ ,
; �
S 1\ E 8 J
(M
170 I V o
R = 1 7377 .0 04 �a.�'. _ - I -lo r L _ I L _ .\._.y a" `y o
= 05-37'36" 323.43 rlal -- 1 $ l= "� el j' - -- �e; =��. ��'
-mss -- o_ -
-:�!
80 3245" y, - a're-r.- s___�9a.m____ _ I - r-- aest- - 179.17 _____
658.66 S 8274'0 W
R = 2191.66
4, = 17
GRAPHIC SCALE IN FEET •
DI-1. —d —mmt
°aaumeE -1 9 °f K 00 W. o°
9cel¢ 1 i-b - so feet _ Np9e om UtxltY Eoeem - en
_ eeei°°tee In Ine plat of Y1540N K1t15.
9EN0NNIJiK: i p not of hydrant Eetwem L- 3 k 4,
Sock 1. YIS40N NILLS
Pewlbn - 915.)3 leer (NG9D 1939)
* **
* PIONNR
* engineering
* * tF
*
SHEET 2 OF 4 SHEE
MISSION HILLS VILLAS, A CONDOMINIUM R
COMMON INTEREST COMMUNITY NO. 8
a,
2ND SUPPLEMENTAL
' >o 1 ' °Q3 _ SITE PLAN AS BUILT
J L — — —
+
t « ^ � f� i ri 0 03'31'231 . =
7 R= 880001 v ,- S 89'57'50" E
_k``_ - - -- 452.95 ------ - - - - --
+ ,� -
_
` _4L94� �
�ry epb '1a-E1 0
1
n
CIV
I V I S1 12. I
1 *]3o'3s•K. >\re 4' 1 _ 1 «_____ J 93
1 1 ^+ h ' - 9 43f 53.
S 88'25'41" E 1 `;_y_ -� r___
CNR 4i - 6. >4 464.87 - _ <_' " °g �1� \ \ �' - 5 . 5 4 43_E - 204.83
N 5 86'05'5 W
1 2 1 s..m �\ _ r a 1 N 0
58 4'05'17 "E
a t
'ba s . ,• � x1 >s c • 09 .� -37.97
� •r}_ , •$, f'°`"a. o � °` pe ".° .s aµ o
-
/ i i" � m ��`'•x � s �D`�o 4'�. W unn� g0 52 " 1� O � x _
ce 41 •"" 08 1 ^I" � �� F 0.
Vol
°°' �S 0 /= ;„ �'° •'��s.
.n J � -� \ >o - a e+<Ip,• , I� ° JJ 17, �.j �1 �� �
I by a a � 1 1 1 1
o N �jS"Q�o9�� 9:;� ,..r.'r' ��R e.lp>a�i•' �_ \ \ ''EE n \na` ��
_
/ L
a
T A\ T w
zs a S
" ;`.. a / 4 ^Ig I � �„n�> �� a 10n
N ` -
\R 17 0.584 - - A§i - - - - -_ 1 1 L L \\ ' \ �' CD N
� = 0 5'37
4
3 23.3
N
:gas
iaa al
32
0' S'. W 17
S 82'14'06" W
658.66
R = 2191.66
� = 17'13'08"
GFAPILIC SCALE IN FEET . omoles Eogea XoNpmmc
m. w N1 N wus na p
°aepmea ".,hg .1 X oo'sosi• W. p
9caix I IOOh - 60 Ieet NI Drolmge me uulty Epsammis snom
vane EaXKp1eE M t e plot of u1540x XRLS
—C—K: Top nul of ".t Lelvean lots 3 k s,
E @ — 1. MISSION RILLS E-- - 915.73 feel (NGW 1939)
* PIONEER
* enp neer ng
* * f
SHEET 2 OF 4 SHEETS
MISSION HILLS VILLAS, A CONDOMINIUM CLR T OOCE N0 72 ,
COMMON INTEREST COMMUNITY NO. 8
a
3RD SUPPLEMENTAL
m� '� _ ��:, a \ � — — SITE PLAN (AS BUILT) — —
2 "•�`�• tn o` as q4b�� - ri A - 03'31'231 —
R _ 860.00 1 s 452 95 E
a
�''^. / ' �� .% ,[ '✓S�r� �„ >.o � — — � � 54.11\ - "__�`=- - - - - -- ---- - - - - -- _
y �O4, ° ". o � � P / ^ i / a,.m •N.o.ro0. _l: r___ ' T I _aw! \
. F' � l 2 ' �1, I a I g voe.a a um,b ..mm aanrm• [ 1 n 1 a l �� \ \\ , L I \
m O
O NCI p e 'ets.�e 4/ N� oN P, Mil- ,. o
A
r N R I 0
2 / V/ 4' ti S7 I I V v ^1s 1 n � \i /
Y to:b1, (� ire Z 24'43 _ _ _ _ _ - � J 52.93 '
I / t 44 fp3p - -9g .> f S 88'25'41" E r - --
4, - -- - -- 464.87 - - - - - -- a3< 11 = e ° ", "PY "« :, I P'i \ - 5a a3" E _ 204.83
2
91 t o 4 _ - >ozs I 1 5 N - 555` W
I / / �Yg N � 4• 'Fa -- - 2 "` - -- �_ - 7 - ` ° } - r ¢ } _ 72.70 5 86'0
Y \\ ".�1 seei';•e i -r " V_;= i S 84 '05'17" E
;� Ci .� "✓ �i �z�. o „ a -37.9
"1 J A TtON ,. X16 Ib ^ - y �
n i,— a . , 1 %i -- • we ';� n1'' AS RI_ I zo a 1
` vc"�ia e r n e I R t ,DOD 41' 52 j ' ^ g 1S I L_ ` �
3 I s �. a -1 1 fi 1n , 11 s: { I= R I„ 2��s.
:k IO i e " �� q, J�;B = rl. fv. , . �. - "•i. - _ I d `� - ���w � � O�
'd n \ G�Yj e� L;�Wr n gsz. 1 111 1 ` ,m•"eo a39, ..aw e s + _ . ax +_,ois s e� - �s eev.T• cam" `4 "� r� \ \�
° N "0.� \
4 Ada I� W 1
io
T A\
o
Ilrb S /� I�r„ i w S \ x
E 6 I a
I•w 5
\ R 1 70.58 - - - -- �1 1 _ I C
0
1737.04 � � �
A.A - - ___ - ('s \
5'37 36 323. a :z3al _ $ ig a l y> -- -
43 __ �- -
N 80' 45" � s --- ____�79. 7'
----- 658.66 s a2+a'os" W
R = 2191.66 - - --
0 = 17'13'08"
GRAPHIC SCALE IN FEET . o t.s rowed Monument
m. W..t Ik,e o wssoH — ea
warned bearing of N 0555'54' W.
1i<eL: 11-h - BO feet All qa.- - U,YitY Ea..m.el. -
- d.dkat.d Y le. plat of Y1551UN HIL
--K: Top nut of by— b— Lot. 3 k e.
Block 1, Y15 HILLS
B.rotMe - as f..t (HCw ,az9)
* *
* PIONMR
* engineering
* **
SHEET 2 OF 4 SHEETS
OFFICIAL
MISSION HILLS VILLAS, A CONDOMINIUM
�R
COMMON
INTEREST COMMUNITY NO. 8
a�
4TH SUPPLEMENTAL
� _ ��•'') 4 4� 4 6" �
e e ` ' —
SITE PLAN (AS BUILT i �
2 ���. o` I I'r�
—
= 03'31'231
c .un •os..nl:�.
R r 880.001 S 69'57 "50" E
-r - 452.95
I
I
A / .e. lOL,1
/4# 4 ��
;
n
is O ! Q' 'F M •�
N I " i
o
o
�a
D ; I ✓+�
A p :4 I ,f�b�°�5�
a�
N
° o
°
a 1 IVI S
I
;--- •_____ J sz.a3
� - ___ - 46 �s - 9$ j 3 E S 88'25'41"
4, 4.87
E _
__ e..m .tee '�
_ 204.83 w
2
�
♦ / /. « \
aeos��
`` `
R I �. w_ M
6 . 5 443_E
--bx� 'saz� �\ I a1 q 12.70 5 86'05'
s m' r c b � "` y « S 8 4'05'17 .,
.f r H"
`; s "•a �♦'/ '
". ""
p ° �� J ��S ° 37.91 E
"G '�is.'wr
=°
«
�/
i a >.;
• \ 4'^. B N(nw p 52
UCIITS.,
; x'
M.. ., •.. ,,,
s � �. y
N
'us't>`�ae. �. 'O �4 ?SOS.
(O
! r �
o
y �''i R =
d�$? T\R� J•
y.
My
I ( ,' x
l
_
eo U� ',
N (O
°
° N
I �,.o�03 cl
GWp p >� 1\ Qa a' I I
N Y� III
"' ,,p
\\ `\
111
, ?g .lp •. T zen- s�aw� '
!
8' a -m /i'e er � a �
`\
� ��� //, ;�$�.$ i �me� -_ --
I n� � •A \\
• `" mr _ �� �V�
T
_ \
w�a -- - �•,`__ f� X71 �� 5
a�. E 8
�i 2+� \ I \ N
-i u I
R 170.58 - - I - --
4 �°�` \
n
-o
a__ a (
1737 04 `
o = os3i3s" '- 323-43 J rat
� t _
$�a x�
-- "}1'- - -na
-�a�r -- e: "� °
N 8032'45" __________ � 'd2g �
µ, 79.17-
-------- x>xn------ c-- a.':e'r= -- l,, ---- 1
5 82'1406° W
658.66
R = 2191.66 - - --
A = 17'13'08"
GRAPHIC SCALE IN FEET . oenoto rweu Monument
of Mlsvon n
o.>unlae eeaxey of x oo5o5"•xw. m
1 r 60 h5< Nl Dreineae end -ily Eave —Mom
.an d.diwlw 'n tx. qal el MISSION XILLS
aEncxuunc: ,oa not of n -e..l ae.«o gel. s ...
a«x I. Mlmox xius
Er.waon - ats.yz r.ee (rvcw roxa)
* •
* a pu 1YP1
4(
SHEET 2 OF - 6 SHEETS
vrrl(;IAL
MISSION HILLS VILLAS, A CONDOMINIUM CR
COMMON INTEREST COMMUNITY NO. 8
5TH SUPPLEMENTAL
SITE PLAN (AS BUILT)
^; 0 0��' •,w�'ro- •�3 � —ice
,p c'mour. a.II •*• �� •-S Tr1 = 03'31'231 —
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SHEET 2 OF 6 SHEETS
Municode
Page 1 of 3
Chanhassen, Minnesota, Code of Ordinances >> - CITY CODE >> Chapter 20 - ZONING >> ARTICLE
XVI. - "BN" NEIGHBORHOOD BUSINESS DISTRICT >>
ARTICLE XVI. - "BN" NEIGHBORHOOD BUSINESS DISTRICT
Sec. 20 -691.
- Intent.
Sec. 20 -692.
- Permitted uses.
Sec. 20 -693.
- Permitted accessory uses.
Sec. 20 -694.
- Conditional uses.
Sec. 20 -695.
- Lot requirements and setbacks
Sec. 20 -696.
- Interim uses.
Secs. 20- 697
-20 -710. - Reserved.
Sec. 20 -691. - Intent.
The intent of the "BN" District is to provide for limited low intensity neighborhood retail
and service establishments to meet daily needs of residents.
(Ord. No. 80, Art. V, § 10(5- 10 -1), 12- 15 -86)
Sec. 20 -692. - Permitted uses.
The following uses are permitted in a "BN" District:
(1) Antennas as regulated by article XXX of this chapter.
( Community center.
( Convenience stores without gas pumps.
( Day care center.
( Health services.
( Home furnishings.
( Offices.
( Personal services.
( Private clubs and lodges.
(10) Shopping center.
(11) Small appliance repair shop.
(12) Specialty retail shop.
(13) Utility services.
(14) Veterinary clinics.
(Ord. No. 80, Art. V, § 10(5- 10 -2), 12- 15 -86; Ord. No. 377, § 94, 5- 24 -04)
Sec. 20 -693. - Permitted accessory uses.
The following are permitted accessory uses in a "BN" District:
(1) Parking lots.
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(2) Reserved.
( Signs.
( Temporary outdoor sales (subject to the requirements of section 20 -312
(Ord. No. 80, Art. V, § 10(5- 10 -3), 12- 15 -86; Ord. No. 243, § 3, 2- 13 -95, Ord. No. 240, § 20, 7- 24 -95; Ord. No.
377, § 95, 5- 24 -04)
Sec. 20 -694. - Conditional uses.
The following are conditional uses in a "BN" District:
(1) Bed and breakfast establishments.
( Convenience store with gas pumps.
( Drive -in banks including automated kiosks.
( Fast food restaurants without a drive - through as part of a shopping center.
(5) Motor fuel station.
( Reserved.
( Standard restaurants.
(Ord. No. 80, Art. V, § 10(5- 10 -4), 12- 15 -86; Ord. No. 116, § 5, 1- 22 -90; Ord. No. 120, § 4(7), 2- 12 -90; Ord.
No. 277, § 1, 1- 26 -98; Ord. No. 377, § 96, 5- 24 -04)
State law reference— Conditional uses, M.S. § 462.3595.
Sec. 20 -695. - Lot requirements and setbacks.
The following minimum requirements shall be observed in a "BN" district subject to
additional requirements, exceptions and modifications set forth in this chapter:
(1) The minimum district area is three acres. This section may be waived in the case
of expansion to an existing district.
( The minimum lot area is 15,000 square feet.
( The minimum lot frontage is 75 feet, except that lots fronting on a cul -de -sac
shall have a minimum frontage of 60 feet in all districts.
( The minimum lot depth is 150 feet.
( The maximum lot coverage including all structures and paved surfaces is 65
percent.
( Off - street parking shall comply with district setback requirements except:
a• There is no minimum setback when it abuts a railroad right -of -way, except
as provided in chapter 20 , article XXV, division 3, pertaining to
landscaping requirements.
b. There is no minimum setback when it abuts, without being separated by a
street, another off - street parking area.
C. The minimum setback is 50 feet when it abuts a residential district without
being separated from the residential district by a street or railroad right -of-
way.
d. The minimum setback is 25 feet for side street side yards.
e. Parking setbacks along public rights -of -way may be reduced to a
minimum of ten feet if the applicant can demonstrate to the satisfaction of
the city that 100- percent screening is provided at least five feet above the
adjacent parking lot. The intent of this section is that the city is willing to
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trade a reduced setback for additional landscaping that is both an
effective screen and of high quality aesthetically. Acceptable screening is
to be comprised of berming and landscaping. Screening through the use
of fencing is not permitted.
( The maximum height is as follows:
For the principal structure, two stories when it abuts a residential district
without being separated by a street, and three stories with a maximum
height of 35 feet when separated by a street.
D. For accessory structures, one story.
( Minimum setback requirements:
a. For front yards, 35 feet.
b• For rear yards, 30 feet.
C. For side yards, 15 feet.
d• The minimum setback is 50 feet when it abuts a residential district without
being separated from the residential district by a street or railroad right -of-
way.
e. 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.
(Ord. No. 80, Art. V, § 10(5- 10 -5), 12- 15 -86; Ord. No. 94, §§ 1, 2, 7- 25 -88; Ord. No. 136, §§ IA, IB, 1- 28 -91;
Ord. No. 451, § 3, 5- 29 -07; Ord. No. 474, §§ 9, 10, 10- 13 -08)
Sec. 20 -696. - Interim uses.
The following are interim uses in the "BN" district:
(1) Churches.
( Reserved.
(Ord. No. 120, § 3, 2- 12 -90; Ord. No. 243, § 4, 2- 13 -95)
Secs. 20- 697 -20 -710. - Reserved.
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Chanhassen, Minnesota, Code of Ordinances >> - CITY CODE >> Chapter 20 - ZONING >> ARTICLE
XVII. - "BH" HIGHWAY AND BUSINESS SERVICES DISTRICT >>
ARTICLE XVII. - "BH" HIGHWAY AND BUSINESS SERVICES DISTRICT
Sec. 20 -711.
- Intent.
Sec. 20 -712.
- Permitted uses.
Sec. 20 -713.
- Permitted accessory uses.
Sec. 20 -714.
- Conditional uses.
Sec. 20 -715.
- Lot requirements and setbacks
Sec. 20 -716.
- Interim uses.
Secs. 20- 717
-20 -730. - Reserved.
Sec. 20 -711. - Intent.
The intent of the "BH" district is to provide for highway oriented commercial
development restricted to a low building profile.
(Ord. No. 80, Art. V, § 11(5- 11 -1), 12- 15 -86)
Sec. 20 -712. - Permitted uses.
The following uses are permitted in a
(1)
Antennas as regulated by articl
(
Car wash.
(
Community center.
(
Convenience stores without ga
(
Day care center.
(
Fast -food restaurant.
(
Financial institutions with /or wit
(
Funeral homes.
(
Health services.
(10)
Liquor stores.
(11)
Miniature golf.
(12)
Motels and hotels.
(13)
Offices.
(14)
Personal services.
(15)
Private clubs and lodges.
(16)
Reserved.
(
Shopping center.
(
Specialty retail shops.
(
Standard restaurants.
(20)
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Page 2 of 4
Utility services.
(Ord. No. 80, Art. V, § 11(5- 11 -2), 12- 15 -86; Ord. No. 116, § 6, 1- 22 -90; Ord. No. 122, § 1, 2- 26 -90; Ord. No.
173, § 1, 7- 27 -92; Ord. No. 259, § 21, 11- 12 -96; Ord. No. 377, § 97, 5- 24 -04; Ord. No. 377, § 97, 5- 24 -04)
Sec. 20 -713. - Permitted accessory uses.
The following are permitted accessory uses in a "BH" district:
(1) Signs.
( Parking lots.
( Temporary outdoor sales (subject to the requirements of section 20 -312
(Ord. No. 80, Art. V, § 11(5- 11 -3), 12- 15 -86; Ord. No. 243, § 5, 2- 13 -95; Ord. No. 377, § 98, 5- 24 -04)
Sec. 20 -714. - Conditional uses.
The following are conditional uses in a "BH" district:
(1) Automobile rental facilities.
( Automotive repair shops.
( Convenience stores with gas pumps.
( Emission control testing stations.
( Garden centers.
( Motor fuel stations.
( Outdoor storage.
( Reserved.
( Small vehicle sales.
(10) Supermarkets.
(11) Towers as regulated by article XXX of this chapter.
(Ord. No. 80, Art. V, § 11(5.11 -4), 12- 15 -86; Ord. No. 80 -G, § 1, 1- 11 -88; Ord. No. 91, § 1, 6- 27 -88; Ord. No.
116, § 6, 1- 22 -90; Ord. No. 120, § 4(8), 2- 12 -90; Ord. No. 137, § 2, 2- 11 -91; Ord. No. 259, § 22, 11- 12 -96;
Ord. No. 296, § 2, 2- 14 -00; Ord. No. 377, § 99, 5- 24 -04)
Editor's note -
Section 1 of Ord. No. 91, adopted June 27, 1988, amended 20 -714 by adding a subsection
(5) thereto. Inasmuch as there existed a subsection (5), added by Ord. No. 80 -G, the
editor has renumbered the new provisions as § 20- 714(6).
Subsequently, subsections (5) and (6), added by Ord. No. 116, § 6, adopted Jan. 22, 1990,
were renumbered as (7) and (8).
State law reference- Conditional uses, M.S. § 462.3595.
Sec. 20 -715. - Lot requirements and setbacks.
The following minimum requirements shall be observed in a "BH" district subject to
additional requirements, exceptions and modifications set forth in this chapter:
(1) The minimum district area is ten acres. This section may be waived by a
condition use permit in the case of expansion of an existing district.
( The minimum lot area is 20,000 square feet.
(3)
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The minimum lot frontage is 100 feet, except that lots fronting on a cul -de -sac
shall have a minimum frontage in all districts of 60 feet.
( The minimum lot depth is 150 feet.
( The maximum lot coverage is 65 percent.
( Off - street parking shall comply with district setback requirements except:
a. There is no minimum setback when it abuts a railroad right -of -way, except
as provided in chapter 20 , article XXV, division 3, pertaining to
landscaping requirements.
b. There is no minimum setback when it abuts, without being separated by a
street, another off - street parking area.
C. The minimum setback is 50 feet when it abuts a residential district without
being separated from the residential district by a street or railroad right -of-
way.
d. The minimum setback is 25 feet for side street side yards.
e. Parking setbacks along public rights -of -way may be reduced to a
minimum of ten feet if the applicant can demonstrate to the satisfaction of
the city that 100 percent screening is provided at least five feet above the
adjacent parking lot. The intent of this section is that the city is willing to
trade a reduced setback for additional landscaping that is both an
effective screen and of high quality aesthetically. Acceptable screening is
to be comprised of berming and landscaping. Screening through the use
of fencing is not permitted.
( The maximum height is as follows:
a• For the principal structure, two stories.
b. For accessory structures, one story.
( Minimum setback requirements:
a. For front yards, 25 feet.
b. For rear yards, 20 feet.
C. For side yards, ten feet.
d. The minimum setback is 50 feet when it abuts a residential district without
being separated from the residential district by a street or railroad right -of-
way.
e. 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.
2 • 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.
J. 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
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maintenance as may be required to maintain consistency with the
approved plan, shall be the obligation of the property owner.
(Ord. No. 80, Art. V, § 11(5- 11 -5), 12- 15 -86; Ord. No. 94, §§ 1, 3, 7- 25-88; Ord. No. 136, §§ IA, I8, 1- 28 -91;
Ord. No. 451, § 4, 5- 29 -07; Ord. No. 474, § 11, 10- 13 -08)
Sec. 20 -716. - Interim uses.
The following are interim uses in the "BH" district:
(1)
Churches.
(
Reserved.
(
Farmers markets.
(Ord. No. 120, § 3, 2- 12 -90; Ord. No. 243, § 6, 2- 13 -95)
Secs. 20- 717 -20 -730. - Reserved.
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LINDQUIST
L I N D Q U IS T+ v E N N U M Minneapolis • Denver • Sioux Falls
Bruce G. Odlaug
Lindquist & Vennum PLLP
(612) 371 -5792
4200 IDS Center
bodlaug @lindquist.com
80 South Eighth Street
www.lindquist.com
Minneapolis, MN 55402
Phone: (612) 371 -3211
Fax: (612) 371 -3207
May 21, 2012
Kate Aanenson
City of Chanhassen
7700 Market Boulevard
P.O. Box 147 RECEI
Chanhassen, MN 55317
MAY 2 2 2012
Re: Klingelhutz Property CITY OF CHANHASSEN
Outlot E, Mission Hills Addition
Dear Ms. Aanenson:
We represent Al Klingelhutz in connection with the City's proposed rezoning of the above
captioned property. We have in this regard reviewed the proposed ordinance in which the
We understand the reasons for the proposed changes and would ask that you consider additional
changes to the ordinance now that the highway system in this area has been completed. We
believe that the setback standards need to be revised for the commercial property.
The commercial property consists of approximately 8.5 acres and is located at the northeast
quadrant of Highways 212 and 101. A wooden noise barrier of approximately 25 feet in height
has been constructed all along the Highway 212 corridor that is the south boundary of the Outlot.
Highway 101 is the west boundary of the Outlot.
The current standards with respect to the Outlot provide for a 50 foot building setback and a 35
foot parking setback on both Highways 212 and 101. These setbacks are excessive based upon
an examination of the actual situation on the ground.
First, it should be noted that a wooden noise wall is located within the MnDOT property adjacent
to Highway 212 and the noise wall is not on the boundary line with the Klingelhutz property.
The noise wall is located up an incline from the Klingelhutz property and varies in depth from 50
to 70 feet from the Klingelhutz property. In addition there is a substantial distance from the
noise wall to the actual travelled highway.
DOCS- #13695054 -v 1
Kate Aanenson
City of Chanhassen
May 21, 2012
Paae 2
To require a setback of 35 to 50 feet on the Klingelhutz property from Highway 212 would not
serve any useful purpose. There is a more than adequate buffer to protect either the public or the
commercial property users. A 10 foot setback for both building and parking setbacks should be
sufficient in this situation.
The situation is somewhat similar on Highway 101 without the noise wall. The sidewalk is on
MnDOT property and the distance from the sidewalk to the Klingelhutz property varies from 34
to 54 feet. There is also additional green area from the sidewalk to the actual highway.
Again, it does not appear to be of benefit to the public or the commercial user to be required to
provide a 50 and 35 foot setback. We believe that a setback of 15 feet for parking and 25 feet for
building would be more than adequate along the Highway 101 frontage.
Enclosed are four photographs showing the noise wall and right -of -way signs on both frontages.
The three photographs with the noise wall show the Highway 212 frontage. The fourth
photograph is taken from the sidewalk on Highway 101 and the MnDOT right -of -way sign is to
the left of the person close to the edge of the field.
We are also concerned about limiting the permitted uses to those under the BN Neighborhood
zoning. PUD zoning allows for neighborhood scale commercial, churches or other similar type
and scale uses. It would seem that some of the BH Highway and Business Service District
permitted uses would be applicable to this Outlot. An example would be funeral homes,
financial institutions, liquor store, standard restaurants. We do not want the Outlot to be limited
to only those permitted uses under the BN Neighborhood zoning.
If you have any questions or need anything further with respect to these requests, please let us
know.
Very truly yours,
UNDQUIST & VENNUM PLLP
Brdce G. Odlaug
BGO /mlo
Enclosures
Cc: Mr. Al Klingelhutz
Mr. Michael Klingelhutz
Mr. Robert Generous
DOCS- #3695054 -v I
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LINDQUIST
L I N D Q U I S T +V E N N U M
Bruce G. Odlaug
(612) 371 -5792
bodlaug @lindquist.com
www.lindquist.com
May 29, 2012
Kate Aanenson
City of Chanhassen
7700 Market Boulevard
P.O. Box 147
Chanhassen, MN 55317
Re: Klingelhutz Property
Outlot E, Mission Hills Addition
Dear Ms. Aanenson:
lis • Denver • Sioux Falls
Lindquist & Vennum PLLP
4200 IDS Center
80 South Eighth Street
Minneapolis, MN 55402
Phone: (612) 371-3211
Fax: (612) 371-3207
We are in receipt of your letter dated May 23, 2012, indicating that you cannot recommend the
changes in the standards proposed in our letter of May 21, 2012. Your reasons for not being able
to make a recommendation is that you believe the requested changes exceed what have been
approved in the original Pt.JD for Mission Hills, and that without a specific plan it is premature to
make changes in these standards.
However, we believe the City is doing exactly what you are objecting to and are changing what
has been approved in the original PUD development for Mission Hills. You indicate that you are
trying to clarify the term "neighborhood commercial" used in the original PUD by incorporating
the BN Neighborhood. Business District regulations.
We do not believe that the original development approvals relating to "permitted uses" neatly
falls in to the BN Neighborhood Business District regulations. We believe the initial approval
was broader than this and that some of the BH Highway and Business Service District permitted
uses should be included in the standards, We are not asking that the property be up- zoned, but
that the PUD standards include some of the permitted uses in the BH Highway and Business
Services District. We believe that this is consistent with the original development approval; and
since these are standards, they do not require that they specifically ft into one or the other zoning
district.
Our second request relating to the setbacks does ask for a change from the original development
approval. We are not sure when the original PUD approval was adopted, but it would appear to
be prior to the upgrading of Highway 101 and the constriction of Highway 212 and the noise
wall. The setbacks, as explained in our prior letter, do not make sense when you actually visit
DOC'S4137001 k0 -v I
Kate Aanenson
City of Chanhassen
May 29, 2012
Page 2
_.... ......................___
the property. Outlot E is in an approximately 8.5 acre parcel and the 50 foot setback along 101
and 212 exceeds over 20% of the area of Outlot E. In addition. along Highway 212, there is no
rational reason to require a 50 foot setback when the noise wall located up a steep slope is
already 50 to 70 feet from the property line.
The result is that the existing setback standards make it more difficult to sell or develop the
property. Buyers do not like uncertainty, nor do they want to waste their time in working with
the property if they are faced with seemingly unreasonable requirements.
We do not believe that a specific plan is necessary in order to determine that these setbacks are
not appropriate. We believe the setbacks in this situation to be arbitrary and should be modified
as requested in order to facilitate ultimate development of this property.
Very truly yours,
Cc: Mr. Al Klingelhutz
Mr, Michael Klingelhutz
Mr. Robert Generous
LOCI {:S - +13700180 -v 1