PC Staff Report 06-05-2012 Walnut GrovePROPOSED MOTION:
The Planning Commission recommends City Council approve the attached ordinance rezoning the
Planned Unit Development — Residential to incorporate the development standards for
Walnut Grove
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 (RSF)
District for single - family homes, Mixed Low Density Residential District (R -4) for the cottage
homes, and Mixed Medium Density Residential (R -8) for the townhouses. 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: Walnut Grove
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)
2020 LAND USE PLAN: Residential Medium
Density
Booker S4Ee1
WALNUT GROVE
RESIDENTIAL PUD
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State Hwy 5
ACREAGE: 50 DENSITY: net: 5.74 units /acres
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
Walnut Grove PUD Amendment & Rezoning
June 5, 2012
Page 2 of 4
BACKGROUND
The City approved a development contract as the regulating document for this development. The
final development includes 168 townhouses, 44 cottage homes and 35 single - family detached
houses for total of 247 units.
WALNUT GROVE, PUD #96 -4, SPR #96 -14, LUP #96 -2
On May 27, 1997, the City Council approved the following:
• The Land Use Map Amendment, 96 -2 LUP, amending the northerly 30.14 acres from
Residential - Low Density to Residential - Medium density to permit the proposed
development known as Walnut Grove.
• Preliminary and final approval of PUD #96 -4 for a mixed density residential development
rezoning (second reading waived) approximately 50 acres from Agricultural Estate District,
A2, to Planned Unit Development - Residential, PUD -R.
• Preliminary and final plat approval for Walnut Grove.
• Site Plan #96 -14 for 168 townhouse units and 44 Cottage homes.
• The PUD Agreement/Development Contract for Walnut Grove.
On July 14, 1997, the City approved an amendment to the plat for Walnut Grove.
REZONING
The City is requesting to rezone approximately 50 acres to Planned Unit Development -
Residential (PUD -R) to incorporate the unique development standards and referencing the
Single - Family Residential District (RSF) for single - family homes, Mixed Low Density Residential
District (R -4) for the cottage homes, and Mixed Medium Density Residential (R -8) for the
townhouses. The project consists of 247 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 for mixed density
residential homes. The use of the PUD zoning also allows for a variety of housing types within
the development. 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.
Planning Commission
Walnut Grove PUD Amendment & Rezoning
June 5, 2012
Page 3 of 4
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 regulating the development of the
property:
Walnut Grove Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for mixed density residential homes consisting of 168
townhouses, 44 cottage homes and 35 single - family detached homes for total of 247 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 Walnut Grove PUD
ordinance, the development shall comply with the requirements of the Single - Family Residential
District (RSF) for single - family homes, Mixed Low Density Residential District (R -4) for the
cottage homes, and Mixed Medium Density Residential (R -8) for the townhouses.
b. Permitted Uses
The permitted uses in this zone shall be single - family homes, townhouses 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. The type of uses to be provided on common areas shall be gazebos,
play equipment, picnic and bus shelters, sheds and signage.
Planning Commission
Walnut Grove PUD Amendment & Rezoning
June 5, 2012
Page 4 of 4
C. Lot Requirements and Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
*Lots 4 17, Block 2, rear setback 25 feet
RECOMMENDATION
Staff recommends that the Planning Commission approve the Walnut Grove Planned Unit
Development ordinance and adoption of the attached Findings of Fact and Recommendation:
ATTACHMENTS
1. Walnut Grove PUD Ordinance.
2. Findings of Fact and Recommendation.
3. Reduced Copy Plat: Walnut Grove.
gAplan\2012 planning cases\2012 -04 residential pud amendments \group 3 - june 5, 2012 public hearing4alnut grove\staffreport.doc
Standards
Setbacks: (single-family detached
Front lot line
30 feet
Side lot line
10 feet
Rear lot line
30 feet
Setbacks: (cottage and townhouses
Front lot line
0 feet
Side lot line
0 feet
Rear lot line
0 feet
Hard Surface Coverage
30% over the entire development
Lot Requirements: (single-family detached
Minimum Lot Size
10,400 Square feet
Minimum Lot Width
70 feet
Minimum Lot Depth
125 feet
Lot Requirements: (cottage homes
Minimum Lot Size
3,400 Square feet
Minimum Lot Width
47 feet
Minimum Lot Depth
78 feet
Lot Requirements: townhouses
Minimum Lot Size
1,000 Square feet
Minimum Lot Width
26 feet
Minimum Lot Depth
39 feet
*Lots 4 17, Block 2, rear setback 25 feet
RECOMMENDATION
Staff recommends that the Planning Commission approve the Walnut Grove Planned Unit
Development ordinance and adoption of the attached Findings of Fact and Recommendation:
ATTACHMENTS
1. Walnut Grove PUD Ordinance.
2. Findings of Fact and Recommendation.
3. Reduced Copy Plat: Walnut Grove.
gAplan\2012 planning cases\2012 -04 residential pud amendments \group 3 - june 5, 2012 public hearing4alnut grove\staffreport.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 Walnut Grove to Planned Unit Development — Residential.
Section 2 . The rezoning of this property incorporates the following development design
standards:
Walnut Grove Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for mixed density residential homes consisting of 168
townhouses, 44 cottage homes and 35 single - family detached homes for total of 247 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 Walnut Grove PUD
ordinance, the development shall comply with the requirements of the RSF, Single - Family
Residential District for single - family homes, R -4, Mixed Low Density Residential District for the
cottage homes and R -8, Mixed Medium Density Residential for the townhouses.
b. Permitted Uses
The permitted uses in this zone shall be single - family homes, townhouses 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. The type of uses to be provided on common areas shall be gazebos,
play equipment, picnic and bus shelters, sheds and signage.
C. Lot Requirements and Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Standards
Setbacks: (single-family detached
Front lot line
30 feet
Side lot line
10 feet
Rear lot line
30 feet
Setbacks: (cottage and townhouses
Front lot line
0 feet
Side lot line
0 feet
Rear lot line
0 feet
*Lots 4 - 17, Block 2, rear setback 25 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
Standards
Hard Surface Coverage
30% over the entire development
Lot Requirements: (single-family detached
Minimum Lot Size
10,400 Square feet
Minimum Lot Width
70 feet
Minimum Lot Depth
125 feet
Lot Requirements: (cottage homes
Minimum Lot Size
3,400 Square feet
Minimum Lot Width
47 feet
Minimum Lot Depth
78 feet
Lot Requirements: townhouses
Minimum Lot Size
1,000 Square feet
Minimum Lot Width
26 feet
Minimum Lot Depth
39 feet
*Lots 4 - 17, Block 2, rear setback 25 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 RE:
Application of the City of Chanhassen to amend the Walnut Grove 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 Medium Density use.
3. The legal description of the property is: Walnut Grove.
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.
1
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
Its Chairman
0
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WITHIN 1 SEAR FROM THE DATE THE PLAT $ 8 xee°n'srw
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St°56'4WE. UCH IS ASSUMED TO BEAR J21, boo B'`\ ;• ° Y� � Z; NBt °11;00•E 1 / i f
BEI
NLESS OTHERWISE INDICATED. AND 10 FEET LI NES, WD7H °� Q Ib JO• ,aw
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INDICATED. AS BNOWN ON THE PLAT. S NNE Q< MP SHE SW b'p ''a• 3°•11 -' E �1 1M gO v LE� AR
/SEC. ,o, I. 116. RGE 23. ` \\ J0.14L' ' ARBOR _ _e - -
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�C ?'�' \ x ' L e-- -- - "� y5 ° . • A'?`= _ 1 LINE CF FlNM. CERI1FlGAtE PAGE 427. ST� TE ""D AEB. 427.
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