PC Staff Report Chanhassen Hills 07-12-2012PC DATE: July 17, 2012
CC DATE: August 13, 2012
REVIEW DEADLINE: NA
CASE #: 2012 -04 -5
UN
PROPOSED MOTION:
The Planning Commission recommends City Council approve the attached ordinance rezoning the
Planned Unit Development — Residential to incorporate the development standards for
Chanhassen Hills
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
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: Chanhassen Hills,
Chanhassen Hills 2 Addition
and Chanhassen Hills 3rd
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
2020 LAND USE PLAN: Residential Low Density (net density 1.2 — 4 units per acre)
ACREAGE: 65 acres DENSITY: gross: 2.05; net: 2.49
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
Chanhassen Hills PUD Amendment and Rezoning
July 17, 2012
Page 2 of 4
BACKGROUND
The City approved a development contract as the regulating document for this development. The
final development includes 172 single - family homes.
Chanhassen Hills — PUD 85 -06
On October 27, 1980 the City Council approved the rezoning from R -lA to P -1, Planned
Residential Development.
On June 16, 1986 the City Council approved the following:
• The negative declaration and evaluation of Environmental Assessment.
• Preliminary and Final Development Plan for 180 lots, 6.5 acres of multi - family and 7.8
acres of parkland.
• Land Use Plan Amendment to designate 20 acres of Medium Density Residential to Low
Density Residential, 6.5 acres of Low Density Residential to High Density Residential,
7.8 acres of Low Density Residential to Parks and Open Space
• A Wetland Alteration Permit for drainage purposes
• Single — family home on property zoned P -1, Planned Unit Residential Development.
On October 6, 1986 the City Council approved the plans and specifications, grading permit phase
one and the final plat for Chanhassen Hills 1 St Addition.
On October 5, 1987 the City Council approved the final plat for Chanhassen Hills 2nd Addition.
On May 8, 1989 the City Council approved the final plat for Chanhassen Hills 3rd Addition.
REZONING
The City is requesting to rezone approximately 66 acres to PUD -R, Planned Unit Development -
Residential to incorporate the unique development standards and referencing the Single - Family
Residential District (RSF). The project consists of 172 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 allow single
family detached housing. 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
Planning Commission
Chanhassen Hills PUD Amendment and Rezoning
July 17, 2012
Page 3 of 4
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:
• 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:
Chanhassen Hills Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for 172 single - family detached lots. 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 Chanhassen Hills 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 172 single - family lots and their accessory uses.
Planning Commission
Chanhassen Hills PUD Amendment and Rezoning
July 17, 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.
RECOMMENDATION
Staff recommends that the Planning Commission approve Chanhassen Hills Planned Unit
Development ordinance and adoption of the attached Findings of Fact and Recommendation.
ATTACHMENTS
1. Chanhassen Hills PUD Ordinance.
2. Findings of Fact and Recommendation.
3. Reduced Copy Plats: Chanhassen Hills, Chanhassen Hills 2 nd Addition and Chanhassen Hills
3 rd Addition.
gAplan\2012 planning cases\2012 -04 residential pud amendments \group 5 - july 17, 2012 public hearing \chanhassen hills\staff report chanhassen
hills.doc
Standards
Lot Requirements
Minimum Lot Size
11,200 square feet
Minimum Lot Width
80 feet
Minimum Lot Depth
125 feet
Hard Surface Coverage Percentage
25%
Setbacks
Front
30 feet
Rear
30 feet
Side
10 feet
RECOMMENDATION
Staff recommends that the Planning Commission approve Chanhassen Hills Planned Unit
Development ordinance and adoption of the attached Findings of Fact and Recommendation.
ATTACHMENTS
1. Chanhassen Hills PUD Ordinance.
2. Findings of Fact and Recommendation.
3. Reduced Copy Plats: Chanhassen Hills, Chanhassen Hills 2 nd Addition and Chanhassen Hills
3 rd Addition.
gAplan\2012 planning cases\2012 -04 residential pud amendments \group 5 - july 17, 2012 public hearing \chanhassen hills\staff report chanhassen
hills.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 Chanhassen Hills, Chanhassen Hills 2nd Addition and
Chanhassen Hills 3rd Addition to Planned Unit Development - Residential.
Section 2 . The rezoning of this property incorporates the following development design
standards:
Chanhassen Hills Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for 172 single - family detached lots. 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 Chanhassen Hills 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 172 single - family lots and their accessory uses.
C. Lot Requirements and Setbacks
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Standards
Lot Requirements
Minimum Lot Size
11,200 square feet
Minimum Lot Width
80 feet
Minimum Lot Depth
125 feet
Hard Surface Coverage Percentage
25%
Setbacks
Front
30 feet
Rear
30 feet
Side
10 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
gAplan\2012 planning cases\2012 -04 residential pud amendments \group 5- july 17, 2012 public hearing \chanhassen hills \pud ordinance
chanhassen hills.doc
2
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
1121 i
Application of City of Chanhassen to rezone the Chanhassen Hills Planned Unit Development —
Residential zoning of the property to incorporate minimum standards and reference to the
Chanhassen City Code.
On July 17, 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. The Planning Commission conducted a public hearing on the
proposed rezoning preceded by published and mailed 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: Chanhassen Hills, Chanhassen Hills 2 nd Addition and
Chanhassen Hills 3` 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.
1
f) Traffic generation by the proposed use is within capabilities of streets serving the
property.
5. The planning report #2012 -04 -5 dated July 17, 2012, prepared by Ashley Mellgren is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
rezoning.
ADOPTED by the Chanhassen Planning Commission this 17 day of July, 2012.
CHANHASSEN PLANNING COMMISSION
I�
Its Chairman
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