PC Staff Report 06-05-2012 Saratoga AdditionPC DATE: June 5, 2012
CC DATE: June 25, 2012
REVIEW DEADLINE: NA
CASE #: 2012 -04
BY: REG
lb
PROPOSED MOTION:
The Planning Commission recommends City Council approve the attached ordinance rezoning the
Planned Unit Development — Residential to incorporate the development standards for
Saratoga 1 Addition and Saratoga 2 nd Addition
and adopt the attached Findings of Fact and Recommendation.
CITY OF CHANHASSEN
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) 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: Saratoga 1 Addition, except Lots 1 — 3
Wi Zy r "
W
Block 1, and Saratoga 2 Addition
I
APPLICANT: City of Chanhassen
be t
7700 Market Boulevard
h • •''�'
P. O. Box 147,
' Y- . �} ,9
Chanhassen, MN 55317
(952) 227 -1100
PRESENT ZONING: Planned Unit Development —
Residential (PUD -R)
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2020 LAND USE PLAN: Low Density Residential (1.2 — 4
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units per acre)
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ACREAGE: 20 acres DENSITY: net: 2.05 units per acre
ri N . $
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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.
Planning Commission
Saratoga l" and 2nd Additions PUD Amendment & Rezoning
June 5, 2012
Page 2 of 4
BACKGROUND
PUD # 77 -01, Saratoga 1 St and 2 nd Additions (formerly Western Hills PUD)
November 7, 1977, the City approved a development contract as the regulating document for this
development. The final development includes 29 single - family and 6 two - family homes.
Lots 1 and 2 of Block 3, Lot 5, Block 2, and Lots 1, 2 and 3, Block 1, Saratoga 1 St Addition may
be improved by the erection of two - family residential structures on each lot.
PUD zoning was used because property was previously rezoned to PUD as part of the Western
Hills subdivision.
REZONING
The City is requesting to rezone approximately 20 acres to Planned Unit Development -
Residential (PUD -R) to incorporate the unique development standards and referencing the Mixed
Low Density Residential District (R -4). The project consists of 35 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 permit single -
family detached and two unit structures. 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:
Planning Commission
Saratoga 1" and 2 " Additions PUD Amendment & Rezoning
June 5, 2012
Page 3 of 4
• 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 regulating the development of the
property:
Saratoga 1" Addition and Saratoga 2 " d Addition Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for single - family and two - family development. 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. Ancillary uses may be permitted once a primary use has
occupied the site. Except as modified by the Saratoga 1 St Addition and Saratoga 2 " d Addition
PUD ordinance, the development shall comply with the requirements of the Mixed Low Density
Residential District (R -4).
b. Permitted Uses
The permitted uses in this zone shall be single - family detached and two -unit attached dwellings 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 Area:
Single - family — 10,000 square feet
Two unit- structure per unit — 6,000 square feet
Average Lot area: 12,580 square feet
Minimum Dimensions: (Per Unit)
Width: 60 feet
Depth: 120 feet
Setbacks:
Front: 25 feet
Rear: 30 feet
Side: 10 feet
Hardcover: 30 percent*
Planning Commission
Saratoga 1 st and 2n Additions PUD Amendment & Rezoning
June 5, 2012
Page 4 of 4
*Individual lots may exceed the 30 percent hardcover, but the entire project shall
maintain 30 percent hard surface coverage.
RECOMMENDATION
Staff recommends that the Planning Commission approve the Saratoga 1 St Addition and Saratoga
2 Addition Planned Unit Development ordinance and adoption of the attached Findings of Fact
and Recommendation.
ATTACHMENTS
1. Saratoga 1" Addition and Saratoga 2n Addition PUD Ordinance.
2. Findings of Fact and Recommendation.
3. Reduced Copy Plat: Saratoga 1 St Addition and Saratoga 2 nd Addition.
gAplan\2012 planning cases\2012 -04 residential pud amendments \group 3 - june 5, 2012 public hearing\saratoga addition\staff report saratoga 1
& 2.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 Saratoga 1 St Addition, except Lots 1 — 3, Block 1, and
Saratoga 2 " Addition to Planned Unit Development — Residential.
Section 2 . The rezoning of this property incorporates the following development design
standards:
Saratoga V Addition and Saratoga 2 " d Addition Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for single - family and two - family development. 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. Ancillary uses may be permitted once a primary use has
occupied the site. Except as modified by the Saratoga 1 St Addition and Saratoga 2 " Addition
PUD ordinance, the development shall comply with the requirements of the Mixed Low Density
Residential District, R -4.
b. Permitted Uses
The permitted uses in this zone shall be single - family detached and two unit attached dwellings 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 Area:
Single - family — 10,000 square feet
Two unit structure per unit — 6,000 square feet
Average Lot area: 12,580 square feet
Minimum Dimensions: (Per Unit)
Width: 60 feet
Depth: 120 feet
Setbacks:
Front: 25 feet
Rear: 30 feet
Side: 10 feet
Hardcover: 30 percent*
*Individual lots may exceed the 30 percent hardcover, but the entire project shall
maintain 30 percent hard surface coverage.
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 City of Chanhassen to amend the Saratoga Planned Unit Development —
Residential zoning of the property to incorporate minimum standards and reference to the
Chanhassen City Code.
On June 5, 2012, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of City of Chanhassen for rezoning property to Planned Unit
Development — Residential (PUD -R). 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 (PUD -R).
2. The property is guided in the Land Use Plan for Residential Low Density use.
3. The legal description of the property is: Saratoga 1 St Addition, except Lots 1— 3, Block 1,
and Saratoga 2nd 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.
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
rezoning.
ADOPTED by the Chanhassen Planning Commission this 5th day of June, 2012.
CHANHASSEN PLANNING COMMISSION
I_C
Its Chairman
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