PC Staff Report 06-19-2012 Red Cedar CoveBY: REG
lc
PROPOSED MOTION:
The Planning Commission recommends City Council approve the attached ordinance rezoning the
Planned Unit Development — Residential to incorporate the development standards for
Red Cedar Cove
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 Residential Low and Medium
Density District (RLM) 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: Red Cedar Cover (NE
corner of Minnewashta
Parkway and Red Cedar
Point Road
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
Low Density (1.2 — 4 unit per acre)
Roundhouse Park \ \ \_ I RED CEDAR COVE
RESIDENTIAL PUD
Lake Mlnnewashta
Lake St. Joe
PC DATE: June 19, 2012
CC DATE: July 23, 2012
REVIEW DEADLINE: NA
CASE #: 2012 -04 -4
E QD
ACREAGE: 6.25 net acres DENSITY: net: 2.9 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
CITY OF CHANHASSEN
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
Red Cedar Cove PUD Amendment & Rezoning
June 19, 2012
Page 2 of 4
BACKGROUND
The City approved a development contract as the regulating document for this development. The
final development includes attached townhouses and an association beachlot.
Red Cedar Cove (PUD 85 -5)
August 5, 1985 Approved rezoning from R -1 to P -1; approved preliminary and final plat for 18
lots for 18 townhomes with attached two -car garage; approved CUP 85 -9 for a Recreational
Beachlot with Variance for three docks and 18 slips with mooring (only 13 slips approved by
DNR); and approved CUP 85 -10 for Boathouse.
Covenants: Beachlot and docks with 13 slips and mooring.
Lots 1 -12, Block 1, exclusive rights to one slip for storage and mooring each.
Lots 13 -18, Block 1, exclusive rights to one slip for association pontoon.
Non - exclusive beachlot easement to Peter Leach, his spouse and children.
May 10, 1985 approved the sketch plan for the development.
REZONING
The City is requesting to rezone approximately 6.9 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 18 dwelling units and an
association beachlot. 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 attached
dwelling units in a low- density 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.
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.
Planning Commission
Red Cedar Cove PUD Amendment & Rezoning
June 19, 2012
Page 3 of 4
• 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:
Red Cedar Cove Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for Red Cedar Cove. 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 Red Cedar Cove PUD ordinance, the
development shall comply with the requirements of the Residential Low and Medium Density
District (RLM).
b. Permitted Uses
The permitted uses in this zone shall be 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 beachlot, boathouse
and dock (CUP 85 -9 and 10). Uses include one duplex and four 4- plexes.
C. Lot Requirements and Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Standards
Setbacks:
Setback for Minnewashta Parkway 30 feet
Lake Shore setback 1 75 feet
Planning Commission
Red Cedar Cove PUD Amendment & Rezoning
June 19, 2012
Page 4 of 4
*Hard cover may be averaged over the entire development.
RECOMMENDATION
Staff recommends that the Planning Commission approve Red Cedar Cove Planned Unit
Development ordinance and adoption of the attached Findings of Fact and Recommendation.
ATTACHMENTS
1. Red Cedar Cove PUD Ordinance.
2. Findings of Fact and Recommendation.
3. Reduced Copy Plat: Red Cedar Cove.
gAplan\2012 planning cases\2012 -04 residential pud amendments \group 4 - june 19, 2012 public hearing\red cedar cove\staff report red cedar
cove.doc
Standards
Hard Surface Coverage
25 %*
Lot Requirements:
Minimum Lot Size
2,625 square feet
Minimum Lot Width
35 feet
Minimum Lot Depth
75 feet
*Hard cover may be averaged over the entire development.
RECOMMENDATION
Staff recommends that the Planning Commission approve Red Cedar Cove Planned Unit
Development ordinance and adoption of the attached Findings of Fact and Recommendation.
ATTACHMENTS
1. Red Cedar Cove PUD Ordinance.
2. Findings of Fact and Recommendation.
3. Reduced Copy Plat: Red Cedar Cove.
gAplan\2012 planning cases\2012 -04 residential pud amendments \group 4 - june 19, 2012 public hearing\red cedar cove\staff report red cedar
cove.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 Red Cedar Cove to Planned Unit Development -
Residential.
Section 2 . The rezoning of this property incorporates the following development design
standards:
Red Cedar Cove Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for Red Cedar Cove. 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 Red Cedar Cove PUD ordinance, the
development shall comply with the requirements of the Residential Low and Medium Density
District (RLM).
b. Permitted Uses
The permitted uses in this zone shall be townhouse 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 beach lot, boathouse and dock (CUP
85 -9 and 10). Uses include one duplex and four 4- plexes.
C. Lot Requirements and Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
*Hard cover may be averaged over the entire development.
Standards
Setbacks:
Setback for Minnewashta Parkway
30 feet
Lake Shore setback
75 feet
Hard Surface Coverage
25 %*
Lot Requirements:
Minimum Lot Size
2,625 square feet
Minimum Lot Width
35 feet
Minimum Lot Depth
75 feet
*Hard cover may be averaged over the entire development.
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 _
g: \plan\2012 planning cases\2012 -04 residential pud amendments \group 4 - june 19, 2012 public hearing \red cedar cove\red cedar cove pud ord.doc
4
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IIa■li
Application of the City of Chanhassen for rezoning of Red Cedar Cove 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: Red Cedar Cove.
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
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Its Chairman
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