PC Staff Report Hidden Valley 07-17-2012PC DATE: July 17, 2012
CC DATE: August 13, 2012
REVIEW DEADLINE: NA
CASE #: 2012 -04 -5
BY: AM
4c
PROPOSED MOTION:
The Planning Commission recommends City Council approve the attached ordinance rezoning the
Planned Unit Development — Residential to incorporate the development standards for
Hidden Valley
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 Mixed Low Density Residential
District (R -4) 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:
APPLICANT:
Hidden Valley
City of Chanhassen
7700 Market Boulevard
P. O. Box 147
Chanhassen, MN 55317
(952) 227 -1100
PRESENT ZONING: Planned Unit
Development — Residential (PUD -R)
HIDDEN VALLEY
RESIDENTIAL PUD
g I
2020 LAND USE PLAN: A. Residential: Residential Low Density (net density 1.2 — 4 units
per acre)
B. Commercial: Lot 1, Block 7, Hidden Valley
ACREAGE: 83 acres DENSITY: gross: 1.4 units; net: 1.8 units
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
Hidden Valley PUD Amendment and Rezoning
July 17, 2012
Page 2 of 6
BACKGROUND
The City approved a development contract as the regulating document for this development. The
final development includes 110 single- family homes and 5 commercial buildings.
Hidden Valley — PUD 85 -11
On May 16, 1985, City Council approved the Preliminary Plan and rezoning to P -1, Planned
Residential Development. City Council further approved a Wetland Alteration Permit, and a Land
Use Amendment from High and Low Density Residential to Commercial. This rezoned Outlots A
and D from R -la, Agricultural Residence to C -2, Commercial.
On July 15, 1985, the City Council made a negative declaration on the Environmental Assessment
Worksheet for the Hidden Valley Development proposal which included the 109 single - family
homes, a 3.5 -acre church site, and 7 acres of commercial. City Council granted final plat approval
for Hidden Valley and rezoned the property to P -1 with a recommendation that a zoning ordinance
amendment should be processed to allow churches in the P -1 district.
On December 23, 1985, The City Council approved a Zoning Ordinance Amendment to allow
churches as a Conditional Use in the P -1, Planned Residential District.
On March 14, 1988, The City Council approved Site Plan #88 -1 for a 7,277 square -foot building
for Family of Christ Lutheran Church.
REZONING
A. Hidden Valley Residential
The City is requesting to rezone approximately 83 acres to Planned Unit Development -
Residential (PUD -R) to incorporate the unique development standards and referencing the Mixed
Low Density Residential District (R4). The project consists of 110 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
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
and policies of the City of Chanhassen Comprehensive Plan:
• Development will be encouraged within the MUSA line.
Planning Commission
Hidden Valley PUD Amendment and Rezoning
July 17, 2012
Page 3 of 6
• 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.
• Planned office development will be encouraged as a means of strengthening tax base
growth and creating employment opportunities.
• 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.
B. Hidden Valley Institutional Development Standards (Lot 1, Block 7 Hidden Valley)
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 utilize the
existing church structure. 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.
• 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.
Planning Commission
Hidden Valley PUD Amendment and Rezoning
July 17, 2012
Page 4 of 6
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:
A. Hidden Valley Residential Development Standards
a. Intent
The purpose of this zone is to create a PUD for single - family residential 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 Hidden Valley PUD ordinance,
the residential development shall comply with the requirements of the Single Family Residential
District (RSF).
b. Permitted Uses
The permitted uses in this zone shall be for 110 single - family detached dwellings and their
accessory uses.
C. Lot Requirements and Setbacks
Minimum lot size: 7,500 square feet
Minimum lot width at the building setback: 70 feet
Minimum Lot Depth: 90 feet
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Standards
Setbacks
• Front lot line non cul -de -sac
25 feet
• Front lot line cul -de -sac
30 feet
• Side lot line
10 feet
• Rear lot line
30 feet
• Wetland setback
75 feet
Planning Commission
Hidden Valley PUD Amendment and Rezoning
July 17, 2012
Page 5 of 6
B. Hidden Valley Institutional Development Standards (Lot 1, Block 7, Hidden Valley)
a. Intent
The purpose of this zone is to utilize the existing church structure and use. Any development on
the site shall proceed through site plan review based upon the following development standards.
Except as modified by the Hidden Valley PUD ordinance, the church development shall comply
with the requirements of the Office Institutional District (OI).
b. Permitted Use
The permitted use in this zone is limited to the church.
d. Setbacks
In the PUD standards, landscape buffering is required in addition to building and parking setbacks.
The following setbacks shall apply:
Standards
Hard Surface Coverage
• Within Shoreland Management District
25%
• Non Shoreland Management District
30%
B. Hidden Valley Institutional Development Standards (Lot 1, Block 7, Hidden Valley)
a. Intent
The purpose of this zone is to utilize the existing church structure and use. Any development on
the site shall proceed through site plan review based upon the following development standards.
Except as modified by the Hidden Valley PUD ordinance, the church development shall comply
with the requirements of the Office Institutional District (OI).
b. Permitted Use
The permitted use in this zone is limited to the church.
d. Setbacks
In the PUD standards, landscape buffering is required in addition to building and parking setbacks.
The following setbacks shall apply:
In the event the property is subdivided, there shall be a zero setback requirement for parking areas
provided the requirements of the zoning ordinance are met either through access easements or
satisfactory party wall agreements.
e. Development Site Coverage and Building Height
1. The PUD standard for hard surface coverage is 65 percent for the church site.
2. More than one principal structure may be place on one platted lot.
The maximum building height for any one building shall be limited to two stories or 30 feet.
Building
Parking
Setback
Setback
Requirements
Requirements
feet
feet
Lake Drive East
50
25
Interior Lot Lines
- East
50
30
- South
50
30
Hidden Court
50
25
In the event the property is subdivided, there shall be a zero setback requirement for parking areas
provided the requirements of the zoning ordinance are met either through access easements or
satisfactory party wall agreements.
e. Development Site Coverage and Building Height
1. The PUD standard for hard surface coverage is 65 percent for the church site.
2. More than one principal structure may be place on one platted lot.
The maximum building height for any one building shall be limited to two stories or 30 feet.
Planning Commission
Hidden Valley PUD Amendment and Rezoning
July 17, 2012
Page 6 of 6
RECOMMENDATION
Staff recommends that the Planning Commission approve Hidden Valley Planned Unit
Development ordinance and adoption of the attached findings of fact and recommendation:
ATTACHMENTS
1. Hidden Valley PUD Ordinance.
2. Findings of Fact and Recommendation.
3. Reduced Copy Plat: Hidden Valley.
g:\plan\2012 planning casest2012 -04 residential pud amendmentstgoup 5 -july 17, 2012 public hearinglhidden valleyVtaff report hidden valley.d=
Revised 6/29/12
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 Hidden Valley to Planned Unit Development - Residential.
Section 2 . The rezoning of this property incorporates the following development design
standards:
A. Hidden Valley Residential Development Standards
a. Intent
The purpose of this zone is to create a PUD for single - family residential 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 Hidden Valley PUD ordinance,
the residential development shall comply with the requirements of the Single Family Residential
District (RSF).
b. Permitted Uses
The permitted uses in this zone shall be for 110 single - family detached dwellings and their
accessory uses.
C. Lot Requirements and Setbacks
Minimum lot size: 7,500 square feet
Minimum lot width at the building setback: 70 feet
Minimum Lot Depth: 90 feet
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Standards
Setbacks
• Front lot line (non cul -de -sac )
25 feet
• Front lot line cul -de -sac
30 feet
• Side lot line
10 feet
• Rear lot line
30 feet
• Wetland setback
75 feet
Hard Surface Coverage
Building
• Within Shoreland Management District
25%
• Non Shoreland Management District
30%
B. Hidden Valley Institutional Development Standards (Lot 1, Block 7, Hidden Valley)
a. Intent
The purpose of this zone is to utilize the existing church structure and use. Any development on
the site shall proceed through site plan review based upon the following development standards.
Except as modified by the Hidden Valley PUD ordinance, the church development shall comply
with the requirements of the Office Institutional District (OI).
b. Permitted Use
The permitted use in this zone is limited to the church.
C. Setbacks
In the PUD standards, landscape buffering is required in addition to building and parking setbacks.
The following setbacks shall apply:
In the event the property is subdivided, there shall be a zero setback requirement for parking areas
provided the requirements of the zoning ordinance are met either through access easements or
satisfactory party wall agreements.
d. Development Site Coverage and Building Height
1. The PUD standard for hard surface coverage is 65 percent for the church site.
2. More than one principal structure may be place on one platted lot.
3. The maximum building height for any one building shall be limited to two stories or 30
feet.
2
Building
Parking
Setback
Setback
Requirements
Requirements
(feet)
(feet)
Lake Drive East
50
25
Interior Lot Lines
- East
50
30
- South
50
30
Hidden Court
50
25
In the event the property is subdivided, there shall be a zero setback requirement for parking areas
provided the requirements of the zoning ordinance are met either through access easements or
satisfactory party wall agreements.
d. Development Site Coverage and Building Height
1. The PUD standard for hard surface coverage is 65 percent for the church site.
2. More than one principal structure may be place on one platted lot.
3. The maximum building height for any one building shall be limited to two stories or 30
feet.
2
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 5 — july 17, 2012 public hearing\hidden valley \pud ordinance hidden
valley.doc
3
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of City of Chanhassen to amend Hidden Valley 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: Hidden Valley
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.
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
IM
Its Chairman
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