PC Staff Report 06-19-2012 Meadows at LongacresPC DATE: June 19, 2012
CC DATE: July 23, 2012
REVIEW DEADLINE: NA
CASE #: 2012 -04 -4
BY: REG
la -1
PROPOSED MOTION:
The Planning Commission recommends City Council approve the attached ordinance rezoning the
Planned Unit Development — Residential to incorporate the development standards for
Meadows at Longacres
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 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: Meadows at Longacres, Meadows at
Longacres 2" a Addition, Meadows at
Longacres P Addition and
Meadows at Longacres 4 Addition
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
MEADOWSMIOODS AT -
LONGACRES i j
RESIDENTIAL PUD!
f
IL
2020 LAND USE PLAN: Residential Low Density (1.2 — 4 units per acre)
ACREAGE: 71.6 DENSITY: net: 1.84 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
The Meadows at Longacres PUD Amendment & Rezoning
June 19, 2012
Page 2 of 6
BACKGROUND
The City approved a development contract as the regulating document for this development. The
final development includes single - family detached homes and a private park.
Meadows at Longaeres, PUD #92 -4
October 26, 1992, approved rezoning from A2 to PUD -R: require PUD Agreement, compliance
with the preliminary plat and City ordering CIP #92 -5 (utility extension). Approved Preliminary
Plat for 112 single - family lots. Lot range from 10,075 — 57,813 sq. ft. Net density 1.84 units per
acre.
May 9, 1994, approved final plat for the Meadows at Longacres creating 41 lots. The front yard
setback is 20 feet for Lot 6, Block 1; Lots 1, 8 and 13, Block 2; Lot 5, Block 3; Lots 5 — 7, Block
4; and Lots 1— 3, Block 5.
June 12, 1995, approved final plat for the Meadows at Longacres 2nd Addition creating 26 single -
family lots and two outlots.
March 11, 1996 approved the final plat for Meadows at Longacres 3 Addition creating five lots.
3 Addition: Lots 1 — 3, Block 1, 20 feet front; Lot 4, Block 1 and Lot 1, Block 2, 20 feet front
from Bent Bow Trail.
May 12, 1998 approved the Meadows at Longacres 4 th Addition creating 27 lots.
4 th Addition: 20 feet front yard setbacks for Lots 5 — 10, Block 4 and 25 feet Lot 4, Block 4
from Bent Bow Trail.
REZONING
The City is requesting to rezone approximately 72 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 99 detached, single - family
units. The review criteria are taken from the intent section of the PUD Ordinance.
Section 20 -501. Intent
Planned unit developments offer enhanced flexibility to develop a site through the relaxation of
most normal zoning district standards. The use of the PUD in this instance is to preserve natural
features. In exchange for this enhanced flexibility, the City has the expectation that the
development plan will result in a significantly higher quality and more sensitive proposal than
would have been the case with the other more standard zoning districts. The proposed
development provides a compatible development with the surrounding.
The proposed amendment and rezoning assist in the furtherance of the following land use goals
of the City of Chanhassen Comprehensive Plan:
Planning Commission
The Meadows at Longacres PUD Amendment & Rezoning
June 19, 2012
Page 3 of 6
• 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:
Meadows at Longacres Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for single - family detached housing. 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 Meadows at Longacres 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 detached houses and their ancillary uses. If
there is a question as to whether or not a use meets the definition, the Planning Director shall
make that interpretation.
C. Lot Requirements and Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Planning Commission
The Meadows at Longacres PUD Amendment & Rezoning
June 19, 2012
Page 4 of 6
Lot Requirements:
Standards
Setbacks:
Project perimeter
30 feet
Front Lot Line
30 feet #
Side Lot Line
10 feet @ and
Rear Lot Line
30 feet
Wetland: Buffer and buffer setback
See Wetland Buffer and
Setback Tables
Separation between buildings
20 feet
Hard Surface Coverage
25%
Lot Requirements:
Minimum Lot Size
10,000 square feet
Minimum Lot Width
90 feet
Minimum Lot Depth
100 feet
# 20 feet for Lot 6, Block 1; Lots 1, 8 and 13, Block 2; Lot 5, Block 3; Lots 5 — 7, Block 4; and
Lots 1 — 3, Block 5, Meadows at Longacres; all Meadows at Longacres 2nd Addition; Lots 1
— 3, Block 1, Meadows at Longacres 3 Lot 1, Block 2, Meadows at Longacres 3 from
Bent Bow Trail only; Lots 5 — 10, Block 4, Meadows at Longacres 0 Addition; and,
25 feet for Lot 4, Block 4, Longacres 4 th Addition from Bent Bow Trail
@ House must maintain minimum six foot side setback and garage a 9 foot side setback with a
minimum 20 separation between buildings.
* Accessory structures must maintain 10 foot side setback.
Wetland Buffers and Setbacks
Meadows at Longacres
Block
Lot
Wetland
Buffer (feet)
Wetland
Setback (feet)
1
1
30
125
1
2
30
110
1
3
30
120
2
1 1
30
60
2
2
70
100
2
3
135
165
2
10
80
110
2
11
40
70
2
1 12
35
65
3
2
15
45
3
4
10
40
3
5
15 1
45
Planning Commission
The Meadows at Longacres PUD Amendment & Rezoning
June 19, 2012
Page 5 of 6
Block
Lot
Wetland
Buffer feet
Wetland
Setback feet
4
2
10
40
4
3
10
40
5
1
20
50
5
2
20
50
5
3
15
45
5
4
20
50
5
7
1 10
40
Meadows at Longacres 2 " Addition
Block
Lot
Wetland
Buffer (feet)
Wetland
Setback (feet
1
1
10 -30
40
1
2
10-30
40
2
1
0-20
40
Meadows at Longacres 3rd Addition
Block
Lot
Wetland
Wetland
2
2
Buffer (feet)
Setback (feet)
1
1
0-20
40
2
1
1 10 -30
40
Meadows at Longacres 4 th Addition
Block
Lot
Wetland
Buffer (feet)
Wetland
Setback (feet)
2
2
10 -30
40
2
3
10 -30
40
3
1
10
40
3
2
10
40
3
3
10
40
3
4
10
40
3
5
10 -30
40
3
6
10 -30
40
4
1 4
20
40
4
5
30
40
4
6
30
40
4
7
30
40
4
8
10
40
4
9
10
40
4
10
10
40
Planning Commission
The Meadows at Longacres PUD Amendment & Rezoning
June 19, 2012
Page 6 of 6
RECOMMENDATION
Staff recommends that the Planning Commission approve Meadows at Longacres Planned Unit
Development ordinance and adoption of the attached Findings of Fact and Recommendation.
ATTACHMENTS
1. Meadows at Longacres PUD Ordinance
2. Findings of Fact and Recommendation
3. Reduced Copy Plats: Meadows at Longacres, Meadows at Longacres 2 nd Addition, Meadows
at Longacres 3` Addition and Meadows at Longacres 4th Addition
gAplan\2012 planning cases\2012 -04 residential pud amendments \group 4 - june 19, 2012 public hearing\longacres\staff report meadows at
longacres.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 Meadows at Longacres, Meadows at Longacres 2nd
Addition, Meadows at Longacres 3 rd Addition and Meadows at Longacres 4 Addition to Planned
Unit Development - Residential.
Section 2 . The rezoning of this property incorporates the following development design
standards:
Meadows at Longacres Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for single - family detached housing. 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 Meadows at Longacres 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 detached houses and their ancillary uses. If
there is a question as to whether or not a use meets the definition, the Planning Director shall
make that interpretation.
C. Lot Requirements and Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Standards
Setbacks:
Project perimeter
30 feet
Front Lot Line
30 feet #
Side Lot Line
10 feet @ and
Rear Lot Line
30 feet
Wetland: Buffer and buffer setback
See Wetland Buffer and
Setback Tables
Separation between buildings
20 feet
Hard Surface Coverage
25%
Lot Requirements:
Minimum Lot Size
10,000 square feet
Minimum Lot Width
90 feet
Minimum Lot Depth
100 feet
# 20 feet for Lot 6, Block 1; Lots 1, 8 and 13, Block 2; Lot 5, Block 3; Lots 5 — 7, Block 4; and
Lots 1 — 3, Block 5, Meadows at Longacres; all Meadows at Longacres 2 " Addition; Lots 1
— 3, Block 1, Meadows at Longacres 3` Lot 1, Block 2, Meadows at Longacres 3rd from
Bent Bow Trail only; Lots 5 — 10, Block 4, Meadows at Longacres 4 th Addition; and 25 feet
for Lot 4, Block 4, Longacres 4 th Addition from Bent Bow Trail.
@ House must maintain minimum 6 -foot side setback and garage a 9 -foot side setback with a
minimum 20 -foot separation between buildings.
* Accessory structures must maintain 10 -foot side setback.
Wetland Buffers and Setbacks
Meadows at Longacres
Block
Lot
Wetland
Buffer (feet)
Wetland
Setback (feet)
1
1
30
125
1
2
30
110
1
3
30
120
2
1
30
60
2
2
70
100
2
3
135
165
2
10
80
110
2
11
40
70
2
12
35
65
3
2
15
45
3
4
10
40
3
5
15
45
4
2
10
40
4
3
10
40
5
1
20
50
5
2
20
50
5
3
15
45
5
4
20
50
5
7
10
40
2
Meadows at Longacres 2 " Addition
Block
Lot
Wetland
Buffer (feet)
Wetland
Setback (feet)
1
1
10 -30
40
1
2
10 -30
40
2
1
0-2
40
Meadows at Longmcres 3rd Addition
Block
Lot
Wetland
Wetland
2
2
Buffer (feet)
Setback (feet)
1
1
0-20
40
2
1
10-30
40
Meadows at Lon acres 4 th Addition
Block
Lot
Wetland
Buffer (feet)
Wetland
Setback (feet)
2
2
10 -30
40
2
3
10 -30
40
3
1
10
40
3
1 2
10
40
3
3
10
40
3
4
10
40
3
5
10 -30
40
3
6
10 -30
40
4
4
20
40
4
5
30
40
4
6
30
40
4
7
30
40
4
1 8
10
40
4
9
10
40
4
10
10
40
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.
3
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 4 - june 19, 2012 public hearing \longacres \pud ordinance meadows.doc
0
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of the City of Chanhassen for rezoning of Meadows at Longacres, Meadows at
Longacres 2 Addition, Meadows at Longacres 3` Addition and Meadows at Longacres 4th
Addition to Planned Unit Development — Residential.
On June 19, 2012, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of the City of Chanhassen for amending the Planned Unit
Development — Residential zoning of the property to incorporate references to the Chanhassen
City Code and minimum lot standards. The Planning Commission conducted a public hearing on
the proposed rezoning preceded by published notice. The Planning Commission heard testimony
from all interested persons wishing to speak and now makes the following:
FINDINGS OF FACT
1. The property is currently zoned Planned Unit Development — Residential.
2. The property is guided in the Land Use Plan for Residential Low Density use.
3. The legal description of the property is: Meadows at Longacres, Meadows at Longacres
2nd Addition, Meadows at Longacres 3rd Addition and Meadows at Longacres 4th
Addition.
4. The Zoning Ordinance directs the Planning Commission to consider six (6) possible
adverse affects of the proposed amendment. The six (6) affects and our findings
regarding them are:
a) The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan by implementing the land use and housing goals of the city.
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 -4 dated June 19, 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 19 day of June, 2012.
CHANHASSEN PLANNING COMMISSION
C•
Its Chairman
2
OFFICIAL PLAT
8
0 Z�2 4LO �
SZH N FEET
Being 10 fast in wldlh and adjoining rlght-
of-my lines, and being 5 feet In r! tlh and
adjoining lot lines, unless otherwise
Indicated, as shorn on the plat.
SCHOELL 6 MADSON, INC.
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THE MEADOWS AT LONGACRES
o - Denotes 1/2-Inch x 1ainoh at fron pipe marked
by U—se No. 17008.
B,anngs shown are based on the north line of the Southeast
0ua,ter of the Northeast 0usrtar of Section 9. Township 118,
Rang, 23 having an assumed beanng of North 88 degrees 27
minutes 35 se—de East.
O
-0 ... beorinyy Par dead
SHEET 3 OF 7 SHEETS
OFFICIAL PLAT
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$l: L
SCHOELL & MADSON, INC.
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MEADOWS
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iMkatad, as shown on the plat.
Bearings shown are based on the north line the
Quarter of the NO der o!f N d . Township nship 11'*
116,
Binge 23 havbg an an .. acsume d bearing rg o of North 88 tlagraes 17 0 - Denotes 12 -inch x 14 -inch sal iron pipe marked
minutes 35 aecOrMS Eeet. by License 17006.
SHEET 4 OF 7 SHEETS
OFFICIAL PLAT
THE MEADOWS AT LONGACRES
Bearings shown are based on the north line of the Southeast
Quarter of the Northeast Quarter of Sacllon 9, Township 116,
Range 23 having an assumed bearing of North 88 degrees 27
minutes 35 seconds East
Being 10 feet in width an adjolnir,p right.
of -way Ii_ and being 5 feet In width aW
adjoining lot Ilnea, as othanAee
indicated, as shown on the plat.
o - Denotes 1/24ch x 114b1h gel iron pipe marked
by License 17006.
0 50 00 150
SCALE IN FEET
S C
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b \\ 4
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minutes 35 seconds East.
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OFFICIAL PI AT
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it Rang, 23 harrirg ., saurneri basting of North 88 datjma, 27
minutes 35 seconds East.
SCHOELL & MAOSON, INC. 0 - Denotes 12 -inch x 14 -inch set non pipe marked
by License 170M.
SHEET 7 OF 7 SHEEI
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SCHOELL & MADSON, INC.
ENGINEERS • SURVEYORS . PLANNERS
SOIL TESTING * ENVIRONMENTAL SERVICES
_____________
f ^
MATCH LINE B Lf'�
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THE MEADOWS AT
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ENGINEERS • SURVEYORS . PLANNERS
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ENGINEERS • SURVEYORS • PLANNERS
SOIL TESTING • ENVIRONMENTAL SERVICES
SHEET 2 OF 2 SHEETS
THE MEADOWS AT LONGACRES 4TH ADDITION
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SHEET 2 OF 2 SHEETS