PC Staff Report 06-05-2012 Western HillsPROPOSED MOTION:
The Planning Commission recommends City Council approve the attached ordinance rezoning the
Planned Unit Development - Residential to incorporate the development standards for
Western Hills, Western Hills First Addition and Western Hills 2 nd Addition
and adopt the a 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: Western Hills, Western Hills a'
WESTERN HILLS
First Addition and Western RESIDENTIAL
Hills 2 d Addition
a.. -..- o.,. 1 ;
APPLICANT: City of Chanhassen
7700 Market i
Boulevard
P. O. Box 147 Chanhassen, MN
MN
55317 0 ✓�- ;x,.131 _ ` ` t
(952) 227 -1 100 " \_ _ 1
- T1`.,'� 1
PRESENT ZONING: Planned Unit
Development - Residential, PUD -R
2020 LAND USE PLAN: Residential Low Density
ACREAGE: 34.8 acres DENSITY: net: 2.92 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.
Planning Commission
Western Hills PUD Amendments and 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 single - family homes.
Western Hills PUD 69 -2
May 5, 1969 City Council Meeting
• Motion to rezone Tract A in Block 4 and Tract B in Block 7 to Residence District C.
With the further understanding that the densities be determined by future ordinance. The
Articles of Homeowners Association be submitted prior to approval of the planned
developments on said Tracts A and B. The remaining of the lands to be rezoned to
Residence. District A.
• A variance from Ordinance No. 33 be granted for the Collector Streets to a 60 -foot right -
of -way with a 36 -foot blacktop surface and a 40 -foot building setback line. Also, a
variance of 150 feet on Longview Circle from the maximum length stated in Ordinance
No. 33. (650' Cul -de -sac)
• Approval of preliminary plat plans dated March 25 and revised March 31, 1969.
There is one parcel at 7489 Saratoga Circle within the Western Hills 2nd Addition that accesses
via Saratoga Addition. This is an original farmstead of the area and is further subdividable in the
future, subject to compliance with City Code.
REZONING
The City is requesting to rezone approximately 35 acres to Planned Unit Development -
Residential (PUD -R) to incorporate the unique development standards and referencing the
Single - Family Residential District (RSF). The project consists of 102 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 permit single -
family homes. 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:
Planning Commission
Western Hills PUD Amendments and Rezoning
June 5, 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 regulating the development of the
property:
Western Hills Zoning Standards
a. Intent
The purpose of this zone is to create a PUD Western Hills, Western Hills First Addition and
Western Hills 2nd Addition. 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 Western Hills, Western Hills First Addition and Western Hills 2 Addition PUD
ordinance, the development shall comply with the requirements of the Single Family Residential
District (RSF).
b. Permitted Uses
The permitted uses in this zone shall be single - family homes and their ancillary uses.
C. Lot Requirements and Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Planning Commission
Western Hills PUD Amendments and Rezoning
June 5, 2012
Page 4 of 4
Western Hills
Setbacks:
Standards
Front yard Setback
25 feet
Front yard Setback on all lots in Block 1
20 feet
Garage Side Lot Line
5 feet
House side
10 feet
Rear Lot Line
30 feet
Hard Surface Coverage
30%
Lot Requirements:
10,800 Square feet
Minimum Lot Size
10,400 Square feet
Minimum Lot Width
80 feet at building setback
Minimum Lot Depth
125 feet
Western Hills First Addition and Western Hills 2 " d Addition
Setbacks:
Standards
Front yard Setback
25 feet
Front yard Setback on cul de sac
20 feet
Side Lot Line
10 feet
Rear Lot Line
30 feet
Hard Surface Coverage
30%
Lot Requirements:
Minimum Lot Size
10,800 Square feet
Minimum Lot Width
90 feet at building setback
Minimum Lot Depth
125 feet
RECOMMENDATION
Staff recommends that the Planning Commission approve Western Hills Planned Unit
Development ordinance and adoption of the attached Findings of Fact and Recommendation.
ATTACHMENTS
1. Western Hills PUD Ordinance
2. Findings of Fact and Recommendation
3. Reduced Copy Plat: Western Hills, Western Hills First Addition and Western Hills 2nd
Addition
gAplan\2012 planning cases\2012 -04 residential pud amendments \group 3 - june 5, 2012 public hearing \western hills\staff report.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 Western Hills Addition, Western Hills First Addition and
Western Hills 2 Addition to Planned Unit Development — Residential.
Section 2 . The rezoning of this property incorporates the following development design
standards:
Western Hills Zoning Standards
a. Intent
The purpose of this zone is to create a PUD Western Hills Addition, Western Hills First Addition
and Western Hills 2 Addition. 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 Western Hills Addition, Western Hills First Addition and Western Hills 2nd
Addition PUD ordinance, the development shall comply with the requirements of the RSF- Single
Family Residential District.
b. Permitted Uses
The permitted uses in this zone shall be- single family homes and their ancillary uses.
C. Lot Requirements and Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Western Hills
Setbacks:
Standards
Front yard Setback
25 feet
Front yard Setback on all lots in Block 1
20 feet
Garage Side Lot Line
5 feet
House side
10 feet
Rear Lot Line
30 feet
Hard Surface Coverage
30%
Lot Requirements:
Minimum Lot Size
10,400 Square feet
Minimum Lot Width
80 feet at building setback
Minimum Lot Depth
125 feet
Western Hills First Addition and Western Hills 2 "d Addition
Setbacks:
Standards
Front yard Setback
25 feet
Front yard Setback on cul de sac
20 feet
Side Lot Line
10 feet
Rear Lot Line
30 feet
Hard Surface Coverage
30%
Lot Requirements:
Minimum Lot Size
10,800 Square feet
Minimum Lot Width
90 feet at building setback
Minimum Lot Depth
125 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 City of Chanhassen to amend the Western Hills Addition, Western Hills First
Addition and Western Hills 2 nd Addition 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 properly is: Western Hills, Western Hills First Addition and
Western Hills 2 nd 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.
1
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
M .
Its Chairman
2
WESTERN HILLS
VILLAGE OF CHANHASSEN
CARVER COUNTY, MINNESOTA
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by Mayor
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