PC Staff Report Preserve at Bluff Creek 07-17-2012PC DATE: July 17, 2012
CC DATE: August 13, 2012
REVIEW DEADLINE: NA
CASE #: 2012 -04 -5
4f
PROPOSED MOTION:
The Planning Commission recommends City Council approve the attached ordinance rezoning the
Planned Unit Development — Residential to incorporate the development standards for
Preserve at Bluff Creek
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
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: The Preserve at Bluff Creek 1St
Addition, The Preserve at Bluff
Creek 2 nd Addition, The Preserve at
Bluff Creek 3` Addition, and The
Preserve at Bluff Creek 4 Addition
APPLICANT: City of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
(952) 227 -1100
THE PRESERVE
AT BLUFF CREEK
RESIDENTIAL PUD
PRESENT ZONING: Planned Unit Development — Residential (PUD -R)
2020 LAND USE PLAN: Residential Medium Density (net density 4 — 8 units per acre)
ACREAGE: approximately 25 acres DENSITY: net: 4.3 units per acre
LEVEL OF CITY DISCRETION IN DECISION - MAKING: The City has a relatively high
level of discretion in approving rezoning, 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.
Lyman B1,d IC.R. 18)
r_r �...
Planning Commission
Preserve at Bluff Creek 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 single family detached residential units.
The Preserve at Bluff Creek — PUD 06 -14
On May 8, 2006, the City Council approved the rezoning of the land within the plat for "The
Preserve" from A2, Agricultural Estate District to Planned Unit Development — Residential;
approved a Conditional Use Permit to permit development within the Bluff Creek Overlay
District and alterations within the flood plain; and approved the preliminary plat for "The
Preserve" creating 155 lots, 15 outlots and right -of -way for public streets.
The Preserve at Bluff Creek 1 Addition was platted in June 2006 and included 53 lots.
On May 14, 2007 the City Council approved the final plat for The Preserve at Bluff Creek 2nd
Addition, including 12 lots.
On July 12, 2010 the City Council approved the final plat for The Preserve at Bluff Creek 3`
Addition, including 25 lots and 3 outlots.
On August 3, 2011, the City Council approved the final plat for The Preserve at Bluff Creek 4th
Addition, including 19 lots.
REZONING
The City is requesting to rezone approximately 25 acres to PUD -R, Planned Unit Development -
Residential to incorporate the unique development standards and referencing the Residential
Low and Medium Density District, RLM. The project consists of single - family detached
residential 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 residential units. 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:
0 Development will be encouraged within the MUSA line.
Planning Commission
Preserve at Bluff Creek 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:
The Preserve at Bluff Creek Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for The Preserve. 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 Preserve PUD ordinance, the development shall comply with
the requirements of the Residential Low and Medium Density District (RLM) for detached single -
family homes.
b. Permitted Uses
The permitted uses in this zone shall be single - family detached residential dwellings 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:
Planning Commission
Preserve at Bluff Creek PUD Amendment and Rezoning
July 17, 2012
Page 4 of 4
*The entire development, including the public and private streets and outlots, may not exceed 30
percent hard coverage. Individual lots will exceed the 30 percent site coverage.
d. Building Materials and Design
The developer proposes six to ten home styles with three different options for each style. The
homes range in size from the smallest at 35' x 55' to the largest 40' x 56'. There is room for
additions, three -season porches or decks of approximately 600 square feet. No two adjacent
housing units may be the same style or color scheme.
RECOMMENDATION
Staff recommends that the Planning Commission approve The Preserve at Bluff Creek Planned
Unit Development ordinance and adoption of the attached Findings of Fact and
Recommendation.
ATTACHMENTS
1. The Preserve at Bluff Creek PUD Ordinance.
2. Findings of Fact and Recommendation.
3. Reduced Copy Plats: The Preserve at Bluff Creek 1 St Addition, The Preserve at Bluff Creek 2nd
Addition, The Preserve at Bluff Creek 3rd Addition and The Preserve at Bluff Creek 0
Addition.
g:\plan\2012 planning cases\2012 -04 residential pud amendments\group 5 -july 17, 2012 public hearing \preserve at bluff creek\staff report preserve at bluff creek.docx
Standards
Setbacks:
Lyman Boulevard
50 feet
Exterior Eastern (Perimeter) setback
50 feet
Front lot line garage side setback
25 feet
Front lot line on corner lots non-garage side
20 feet
Side lot line (garage/house)
5110 feet; minimum 15 feet between units
Rear lot line
15 feet
Wetland: Buffer and setback
16.5 feet and 40 feet
Bluff Creek Primary Zone Boundary
40 feet with first 20 feet as buffer
Lot Requirements:
Maximum hard surface coverage per lot *
3,631 feet
Minimum lot size
8,000 square feet
*The entire development, including the public and private streets and outlots, may not exceed 30
percent hard coverage. Individual lots will exceed the 30 percent site coverage.
d. Building Materials and Design
The developer proposes six to ten home styles with three different options for each style. The
homes range in size from the smallest at 35' x 55' to the largest 40' x 56'. There is room for
additions, three -season porches or decks of approximately 600 square feet. No two adjacent
housing units may be the same style or color scheme.
RECOMMENDATION
Staff recommends that the Planning Commission approve The Preserve at Bluff Creek Planned
Unit Development ordinance and adoption of the attached Findings of Fact and
Recommendation.
ATTACHMENTS
1. The Preserve at Bluff Creek PUD Ordinance.
2. Findings of Fact and Recommendation.
3. Reduced Copy Plats: The Preserve at Bluff Creek 1 St Addition, The Preserve at Bluff Creek 2nd
Addition, The Preserve at Bluff Creek 3rd Addition and The Preserve at Bluff Creek 0
Addition.
g:\plan\2012 planning cases\2012 -04 residential pud amendments\group 5 -july 17, 2012 public hearing \preserve at bluff creek\staff report preserve at bluff creek.docx
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 The Preserve at Bluff Creek 1 St Addition, The Preserve at
Bluff Creek 2 nd Addition, The Preserve at Bluff Creek P Addition and The Preserve at Bluff Creek
4 th Addition to Planned Unit Development - Residential.
Section 2 . The rezoning of this property incorporates the following development design
standards:
The Preserve Zoning Standards
a. Intent
The purpose of this zone is to create a PUD for The Preserve. 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 Preserve PUD ordinance, the development shall comply
with the requirements of the Residential Low and Medium District (RLM) for detached single -
family homes.
b. Permitted Uses
The permitted uses in this zone shall be single - family detached residential dwellings 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
Setbacks
Lyman Boulevard
50 feet
Exterior Eastern (Perimeter) Setback
50 feet
Front lot line garage side
25 feet
Front lot line on corner lots non - garage side
20 feet
Side lot line (garage/house)
5110 feet minimum 15 between units
Rear lot line
15 feet
Wetland: Buffer and buffer setback
16.5 feet and 40 feet
Bluff Creek Primary zone boundary
40 feet with the first 20 feet as buffer
*The entire development, including the public and private streets and Outlots, may not
exceed 30 percent hard coverage. Individual lots will exceed the 30 percent site coverage.
d. Building Materials and Design
The developer proposes six to ten home styles with three different options for each style. The
homes range in size from the smallest at 35' x 55' to the largest at 40' x 56'. There is room for
additions, three- season porches or decks of approximately 600 square feet. No two adjacent
housing units may be of the same style or color scheme.
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
g: \plan\2012 planning cases\2012 -04 residential pud amendments \group 5 - july 17, 2012 public hearing \preserve at bluff creek \preserve pud
ord.doc
2
Standards
Lot Requirements
Maximum hard surface coverage per lot*
3,631 square feet
Minimum lot size
8,000 square feet
*The entire development, including the public and private streets and Outlots, may not
exceed 30 percent hard coverage. Individual lots will exceed the 30 percent site coverage.
d. Building Materials and Design
The developer proposes six to ten home styles with three different options for each style. The
homes range in size from the smallest at 35' x 55' to the largest at 40' x 56'. There is room for
additions, three- season porches or decks of approximately 600 square feet. No two adjacent
housing units may be of the same style or color scheme.
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
g: \plan\2012 planning cases\2012 -04 residential pud amendments \group 5 - july 17, 2012 public hearing \preserve at bluff creek \preserve pud
ord.doc
2
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
L0t2m
Application of City of Chanhassen to rezone The Preserve at Bluff Creek 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 Medium Density Use.
3. The legal description of the property is: The Preserve at Bluff Creek 1 St Addition, The
Preserve at Bluff Creek 2 nd Addition, The Preserve at Bluff Creek 3 rd Addition and The
Preserve at Bluff Creek 4 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.
0 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
i
rezoning.
The Planning Commission recommends that the City Council approve the
ADOPTED by the Chanhassen Planning Commission this 17 day of July, 2012.
CHANHASSEN PLANNING COMMISSION
wa
Its Chairman
FA
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s .l 2 or 2 ».ere
OFFICIAL PLAT
THE PRESERVE 4TH ADDITION
I
I
N .Lfnra .M1rrol rob x1N9WUfr Or»Yprn»f MYrf Comm a YMrrow cwW
m... prernM1 fa M tl0fwe DY Re pnyr ellYr fM moo' f� OoY o/ 20y2y�
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SSOCIATES
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SHEET 1 OF 2 SHFFTS
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m
OFFICIAL PLAT
THE PRESERVE 4TH ADDITION
fWtlIG rvwe
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