PC Staff Report Lynmore 07-17-2012PC DATE: July 17, 2012
CC DATE: August 13, 2012
REVIEW DEADLINE: NA
CASE #: 2012 -04 -5
BY: REG
PROPOSED MOTION:
The Planning Commission recommends City Council approve the attached ordinance rezoning the
Planned Unit Development — Residential to incorporate the development standards for
Lymnore
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: Bridle Creek Circle and Galpin
Boulevard
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 and Parks & Open Space
.: ,ti` i �pr �—
LYNMORE ADDITION OO
- �
RESIDENTIAL PUD
Stone Creek Park
a
i
k Creek
ACREAGE: 6.39 DENSITY: net: 2.29 units per acres
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
Lynmore PUD Amendment and Rezoning
July 17, 2012
Page 2 of 4
BACKGROUND
The City approved a development contract/PUD Agreement as the regulating document for this
development. The final development includes eight single - family homes.
LYNMORE, #98 -1 PUD
July 12, 1999, approved final plat for Lynmore creating eight lots and two outlots and second
and final reading of the rezoning of 6.39 acres from A -2, Agricultural Estate District to PUD -R,
Planned Unit Development - Residential.
On April 12, 1999, the City Council approved the General Concept and Preliminary PUD
Development Plan, the first reading of the Rezoning of 6.39 acres from A -2, Agricultural Estate
District to PUD -R, Planned Unit Development - Residential and Preliminary Plat approval to
subdivide 6.39 acres into eight single family lots and two outlots.
On April 12, 1999, the City Council approved the Conditional Use Permit to permit development
within the Bluff Creek Overlay district subject to the following condition:
1. Outlot A, Lynmore, is permanently preserved as passive open space.
The City Council approved the vacation of a portion of a utility and drainage easement located on
Lot 9, Block 1, Stone Creek 6 Addition, that was located within the development.
REZONING
The City is requesting to rezone approximately 6.4 acres to PUD -R, Planned Unit Development -
Residential incorporate the unique development standards and referencing the Single - Family
Residential District (RSF). The project consists of eight single - family detached 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 protect the Bluff
Creek corridor. 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.
Planning Commission
Lynmore PUD Amendment and Rezoning
July 17, 2012
Page 3 of 4
• 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:
Lynmore Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for a single - family detached housing development. 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 Lynmore 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 detached houses and their accessory uses.
C. Lot Requirements and Setbacks
Minimum Lot size: 12,854 square feet. Must average 15,000 square feet over the entire Lynmore
development.
Minimum Lot Width: 90 feet
Minimum Lot Depth: 125 feet
Planning Commission
Lynmore PUD Amendment and Rezoning
July 17, 2012
Page 4 of 4
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Minimum setbacks:
Setback
Standards
PUD exterior:
thirty (30) feet
Front yard:
twenty -five (25) feet, except Lot 6 at twenty (20)
feet
Rear yard:
thirty 30 feet
Side yard:
ten (10 ) feet
Bluff Creek Primary Zone:
forty 40 feet
Gal in Blvd.:
fifty 50) feet
Hard Surface Coverage
30%
RECOMMENDATION
Staff recommends that the Planning Commission approve Lynmore Planned Unit Development
ordinance and adoption of the attached findings of fact and recommendation.
ATTACHMENTS
1. Lynmore PUD Ordinance.
2. Findings of Fact and Recommendation.
3. Reduced Copy Plat: Lynmore.
gAplan\2012 planning cases\2012 -04 residential pud amendments \group 5 - july 17, 2012 public hearing\lynmore addition \staff report
lynmore.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 Lynmore Addition to Planned Unit Development -
Residential.
Section 2. The rezoning of this property incorporates the following development design
standards:
Lynmore Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for a single - family detached housing development. 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 Lynmore 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 detached houses and their accessory uses.
C. Lot Requirements and Setbacks
Minimum Lot size: 12,854 square feet. Must average 15,000 square feet over the entire Lynmore
development.
Minimum Lot Width: 90 feet
Minimum Lot Depth: 125 feet
The PUD ordinance requires setbacks from roadways and exterior property lines. The following
table displays those setbacks.
Minimum setbacks:
Setback
Standards
PUD exterior
thirty (30) feet
Front yard :
twenty -five (25) feet, except Lot 6 at twenty (20)
feet
Rear yard :
thirty 30 feet
Side yard :
ten (10 ) feet
Bluff Creek Primary Zone:
forty 40 feet
Gal in Blvd.:
fifty (50 ) feet
Hard Surface Coverage
30%
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 , 2012 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\lynmore addition\lynmore pud ord.doc
2
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
I
Application of the City of Chanhassen for rezoning of Lynmore to Planned Unit Development —
Residential.
On July 17, 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 and Parks &
Open Space uses.
3. The legal description of the property is: Lynmore.
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.
The planning report #2012 -04 -5 dated July 17, 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 17 day of July, 2012.
CHANHASSEN PLANNING COMMISSION
:•
Its Chairman
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SHEET 2 OF 2 SHEETS
COFFIN & GRONBERG, INC. DREERS, LMO SURVEYORS, PLANERS