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PC Staff Report 08-21-2012MEMORANDUM TO: Planning Commission CITY OF FROM: Bob Generous, Senior Planner CUMNSEN DATE: August 21, 2012 7700 Market Boulevard SUBJ: Planned Unit Development — Residential, Planning Case #2012 -04 -6 PO Box 147 Chanhassen, MN 55317 Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 7901 Park Place Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site www.ci.chanhassen.mn.us Staff held a neighborhood meeting on July 10, 2012 at the Chanhassen Recreation Center to discuss the proposed changes with residents of the following subdivisions: a. Fox Chase b. Orchard Hills c. Sunnyslope d. Sunrise Hills 4 th Addition e. Waldrips 2 nd Addition f. Whitetail Ridge Approximately 85 postcards were sent out to affected residents. Four people attended the open house. Additionally, staff received numerous phone calls and email requests for information regarding the change. Individuals were directed to the City's web page at www.ci.chanhassen.mn.us /2012 -04 -6 to view additional information and follow the process. ATTACHMENTS 1. Staff Reports (6) dated August 21, 2012 for Planning Case #2012 -04 (Group 6). gAplan\2012 planning cases\2012 -04 residential pud amendments \group 6 - august 21, 2012 public hearing \pc cover memo.doc Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow This is the last group of residential Planned Unit Developments that will be brought through Administration this process. Staff presented this issue to the Planning Commission on June 21, 2011, Phone: 952.227.1100 September 6, 2011 and January 3, 2012. At that time, we were trying to determine if any of Fax: 952.227.1110 the projects could be rezoned to standard zoning. It was determined that five of the six projects in this group complied with the Single- Family Residential District. Only Building Inspections Phone: 952.227.1180 Sunnyslope followed unique development standards and is remaining a Planned Unit Fax: 952.227.1190 Development, which will be rezoned to tie the standards to the rest of the City Code and transfer the Design Standards from the Development Contract /PUD Agreement to the zoning Engineering ordinance. Phone:: 952.227.1160 Fax: 952.227.1170 The City has prepared ordinances for each of the other developments that rezone the properties to Single - Family Residential District (RSF). Finance Phone: 952.227.1140 In researching the PUDs, staff has discovered that some houses or sites may not meet the Fax: 952.227.1110 standards of the development. If there are any structures that are non - conforming, then it is Park & Recreation not our intent to bring them into compliance. We are trying to clarify and codify the Phone: 952.227.1120 standards. If someone does any further alterations or additions, we will work with them at Fax: 952.227.1110 that time. Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 7901 Park Place Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site www.ci.chanhassen.mn.us Staff held a neighborhood meeting on July 10, 2012 at the Chanhassen Recreation Center to discuss the proposed changes with residents of the following subdivisions: a. Fox Chase b. Orchard Hills c. Sunnyslope d. Sunrise Hills 4 th Addition e. Waldrips 2 nd Addition f. Whitetail Ridge Approximately 85 postcards were sent out to affected residents. Four people attended the open house. Additionally, staff received numerous phone calls and email requests for information regarding the change. Individuals were directed to the City's web page at www.ci.chanhassen.mn.us /2012 -04 -6 to view additional information and follow the process. ATTACHMENTS 1. Staff Reports (6) dated August 21, 2012 for Planning Case #2012 -04 (Group 6). gAplan\2012 planning cases\2012 -04 residential pud amendments \group 6 - august 21, 2012 public hearing \pc cover memo.doc Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow PC DATE: August 21, 2012 CC DATE: September 10, 2012 REVIEW DEADLINE: NA CASE #: 2012 -04 -6 BY: REG 3a PROPOSED MOTION: "The Planning Commission recommends City Council approve the attached ordinance rezoning the Fox Chase Planned Unit Development — Residential (PUD -R)to Single - Family Residential District (RSF), and adopt the attached Findings of Fact and Recommendation." SUMMARY OF REQUEST: The City is requesting a rezoning from Planned Unit Development — Residential (PUD -R) to Single - Family Residential District (RSF). LOCATION: Pleasant View Road and Fox Path 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 _ n 1�1(VYIIH FOX CHASE "°a"""°" R° RESIDENTIAL PUD I .. ACREAGE: 29.75 acres DENSITY: gross: 1.75 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 Chapter 20, Article II, Division 2, Amendments Chapter 20, Article XII, "RSF" Single - Family Residential District BACKGROUND The City approved a development plan as the regulating document for this development. The final development includes 52 single - family homes. Starting in the 1970s, any residential development of 25 lots or more was required to be processed as a Planned Residential Development. The development complied with R -1 district regulations, which later became the RSF district. CITY OF CHANHASSEN Fox Chase Rezoning Planning Case 2012 -04 -6 August 21, 2012 Page 2 PUD 79 -4, FOX CHASE (Sunrise Beach) April 7, 1980 rezoned from R -lA to P -1 and preliminary plat approval for 52 -lot subdivision. April 26, 1982 approved the amended final Development Plan and preliminary plat consisting of 52 single - family lots. City Resolution #82 -03 dated 1/18/82. REZONING The City is requesting to rezone approximately 30 acres to Single - Family Residential District (RSF). The project consists of 52 single - family detached dwelling units. The proposed rezoning assists 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. • Development should be phased in accordance with the ability of the city to provide services. The proposed rezoning assists 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. RECOMMENDATION Staff recommends that the Planning Commission approve the rezoning of the Fox Chase Planned Unit Development to Single - Family Residential District (RSF) and adoption of the attached Findings of Fact and Recommendation. ATTACHMENTS 1. Fox Chase Rezoning Ordinance. 2. Findings of Fact and Recommendation. 3. Reduced Copy Plat: Fox Chase. gAplan\2012 planning cases\2012 -04 residential pud amendments \group 6 - august 21, 2012 public hearing\fox chase \staff report fox chase.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 Fox Chase from Planned Unit Development — Residential (PUD -R) to Single - Family Residential District (RSF). Section 2 . 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 3 . 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 6 - august 21, 2012 public hearing\fox chase\fox chase rezone ord.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION I II■.�i Application of City of Chanhassen to rezone the Fox Chase Planned Unit Development — Residential to Single - Family Residential District, RSF. On August 21, 2012, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of City of Chanhassen for rezoning property to Single - Family Residential District, RSF. 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: Fox Chase. 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 -6 dated August 21, 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 21" day of August, 2012. CHANHASSEN PLANNING COMMISSION MM It's Chairman 2 \ \ � 0 Li LL cli LLI LU cn co Ir - Re W LLI cli Ld Oj to IL IL 0 31: cc 00 Z PC DATE: August 21, 2012 CC DATE: September 10, 2012 REVIEW DEADLINE: NA CASE #: 2012 -04 -6 BY: REG 3b PROPOSED MOTION: "The Planning Commission recommends City Council approve the attached ordinance rezoning the Orchard Hills Planned Unit Development — Residential (PUD -R) to Single - Family Residential District (RSF), and adopt the attached Findings of Fact and Recommendation." CITY OF CHANHASSEN SUMMARY OF REQUEST: The City is requesting a rezoning from Planned Unit Development — Residential, PUD -R, to Single - Family Residential District, RSF. LOCATION: Moline Circle and Pheasant Drive, Melody Hill Circle 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: Density ACREAGE: 3.29 acres Residential Low ORCHARD HILLS Steller Cir RESIDENTIAL PUD c� V 1911 asa a 1991 mi Y 1911 III i 1921 Part DENSITY: gross: 1.52 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 Chapter 20, Article II, Division 2 Amendments Chapter 20, Article XII, "RSF" Single - Family Residential District BACKGROUND The City approved a development plan as the regulating document for this development. The final development includes five single - family homes. This development was originally a part of the Waldrips development (Outlot A, Waldrips 2 nd Addition). Starting in the 1970s, any residential development of 25 lots or more was required to be processed as a Planned Residential Development. The development complied with R -1 district regulations, which later became the RSF district. Orchard Hills Rezoning Planning Case 2012 -04 -6 August 21, 2012 Page 2 REZONING The City is requesting to rezone approximately three acres to Single - Family Residential District, RSF. The project consists of five single - family detached dwelling units. The proposed rezoning assists 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. • Development should be phased in accordance with the ability of the city to provide services. The proposed rezoning assists 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. RECOMMENDATION Staff recommends that the Planning Commission approve the rezoning of the Orchard Hills Planned Unit Development to Single - Family Residential District (RSF), and adoption of the attached Findings of Fact and Recommendation. ATTACHMENTS 1. Orchard Hills Rezoning Ordinance. 2. Findings of Fact and Recommendation. 3. Reduced Copy Plat: Orchard Hills. gAplan\2012 planning cases\2012 -04 residential pud amendments \group 6 - august 21, 2012 public hearing \orchard hills\staff report orchard 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 Orchard Hills from Planned Unit Development — Residential (PUD -R) to Single - Family Residential District (RSF). Section 2 . 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 3 . 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 6 - august 21, 2012 public hearing \orchard hills \orchard hills rezone ord.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION [Ll "s Application of City of Chanhassen to rezone the Orchard Hills Planned Unit Development — Residential to Single - Family Residential District, RSF. On August 21, 2012, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of City of Chanhassen for rezoning property to Single - Family Residential District, RSF. 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: Orchard Hills. 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 -6 dated August 21, 2012, prepared by Ashley Mellgren is incorporated herein. RECOMMENDATION rezoning. The Planning Commission recommends that the City Council approve the ADOPTED by the Chanhassen Planning Commission this 21 day of August, 2012. CHANHASSEN PLANNING COMMISSION IM It's Chairman 2 Lue WZ •2� _j�j •iEp e r i t sus s _ S.1 `�Y -55 0 5� .l 5 ° � = � efr c3 � r g� � z � o � � fig= fr �• � E Y � eF3� E ' : ti• 3e L 9 K Ig eIos o 31 - °s� < 4 0 NOIJIQpY pNpp3S SdIYeIYMW M PV J• .1 O u % ?. % •' A arpe arse op pe pproe cn cc (no 0 4 / Ld tL rn " // f r�� N to ta EE N .�� I •p I I . � a o Z� C O W m a v _ ease N ` ' 3 a = V a z0Z N � = voc 2 s ON Z o ZQ F W i I cog WF wa. WQW xQ -020 FQZ o PC DATE: August 21, 2012 CC DATE: September 10, 2012 REVIEW DEADLINE: NA CASE #: 2012 -04 -6 BY: RG 3c PROPOSED MOTION: The Planning Commission recommends City Council approve the attached ordinance rezoning the Planned Unit Development — Residential to incorporate the development standards for Sunny Slope 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 Residential Single Family 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: Deerfoot Trail and Lake Riley 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) L OP E UD 1 Sunny \1 7 r , T 3 /� Deerfoot Tra1 D eerf o, 00 Cak Ri�� y 8�V �3 J Q( Lake Rile 2020 LAND USE PLAN: Residential Low Density (net density 1.2 — 4 units per acre) ACREAGE: 5.05 acres DENSITY: net: 2.38 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. Planning Commission Sunny Slope PUD Amendment and Rezoning August 21, 2012 Page 2 of 4 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. BACKGROUND The City approved a development contract as the regulating document for this development. The final development includes 12 single- family homes and association open space. REZONING The City is requesting to rezone approximately five acres to Planned Unit Development - Residential (PUD -R) to incorporate the unique development standards and referencing the Residential Single Family District (RSF). The project consists of 12 single - family detached dwelling units and association open space. 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 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: Planning Commission Sunny Slope PUD Amendment and Rezoning August 21, 2012 Page 3 of 4 • 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: Sunny Slope Zoning Standards a. Intent The purpose of this zone is to create a PUD for Sunny Slope. 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 Sunny Slope PUD ordinance, the development shall comply with the requirements of the RSF Residential Single Family District. b. Permitted Uses The permitted uses in this zone shall be single family detached homes and their accessory uses. (Non- Conforming Use Permit 92 -7 Sunny Slope Recreational Beachlot HOA). C. Lot Requirements and Setbacks The PUD ordinance requires setbacks from roadways and exterior property lines. The following table displays those setbacks. * The entire development, including the public and private streets and Outlots, may not exceed 25 percent hard coverage. Standards Setbacks: Front Lot Line 20 feet Side Lot Line 10 feet Rear Lot Line 30 feet Hard Surface Coverage 25 %* Lot Requirements: Minimum Lot Size 11,300 square feet Minimum Lot Width 75 feet at bldg setback Minimum Lot Depth 110 feet * The entire development, including the public and private streets and Outlots, may not exceed 25 percent hard coverage. Planning Commission Sunny Slope PUD Amendment and Rezoning August 21, 2012 Page 4 of 4 RECOMMENDATION Staff recommends that the Planning Commission approve Sunny Slope Planned Unit Development ordinance and adoption of the attached Findings of Fact and Recommendation. ATTACHMENTS 1. Sunny Slope PUD Ordinance. 2. Findings of Fact and Recommendation. 3. Reduced Copy Plat: Sunny Slope. gAplan\2012 planning cases\2012 -04 residential pud amendments \group 6 - august 21, 2012 public hearing \Sunny Slope\staff report sunny slope.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 Sunny Slope to Planned Unit Development - Residential. Section 2 . The rezoning of this property incorporates the following development design standards: Sunny Slope Zoning Standards a. Intent The purpose of this zone is to create a PUD for Sunny Slope. 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 Sunny Slope PUD ordinance, the development shall comply with the requirements of the RSF Residential Single Family District. b. Permitted Uses The permitted uses in this zone shall be single family detached homes and their accessory uses. (Non- Conforming Use Permit 92 -7 Sunny Slope Recreational Beachlot HOA). C. Lot Requirements and Setbacks The PUD ordinance requires setbacks from roadways and exterior property lines. The following table displays those setbacks. * The entire development, including the public and private streets and Outlots, may not exceed 25 percent hard coverage. Standards Setbacks: Front Lot Line 20 feet Side Lot Line 10 feet Rear Lot Line 30 feet Hard Surface Coverage 25 %* Lot Requirements: Minimum Lot Size 11,300 square feet Minimum Lot Width 75 feet at bldg setback Minimum Lot Depth 110 feet * The entire development, including the public and private streets and Outlots, may not exceed 25 percent hard coverage. 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 6 - august 21, 2012 public hearing\sunnyslope\sunny slope pud ord.doc 2 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of City of Chanhassen to rezone the Sunny Slope Planned Unit Development — Residential zoning of the property to incorporate minimum standards and reference to the Chanhassen City Code. On August 21, 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: Sunny Slope. 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 -6 dated August 21, 2012, prepared by Robert Generous is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the rezomng. ADOPTED by the Chanhassen Planning Commission this 21 day of August, 2012. CHANHASSEN PLANNING COMMISSION IM Its Chairman 2 ..Y ?e \` •-� v z. 9 .h cli All 1, ° °• ^ ` ' yam, �8 •. i s rz� :la' r. '\':ozs \ \e h� � `` -. j • L: _: uy� • � S S 1 A 00'011 \V _r J m 1�T CD OD tc) ws..x. ti / O I X33 ±;', i ��! M� I `_ aox, cc'ca — — ••• 5 <i •E.rN •'n 1 5��'3'ri'°!WS 'E m I�..+ir K,*•n � 1 °. PC DATE: August 21, 2012 CC DATE: September 10, 2012 REVIEW DEADLINE: NA CASE #: 2012 -04 -6 BY: REG 3d PROPOSED MOTION: "The Planning Commission recommends City Council approve the attached ordinance rezoning the Sunrise Hills 4 Addition Planned Unit Development — Residential to Single- Family Residential District (RSF), and adopt the attached Findings of Fact and Recommendation." CITY OF CHANHASSEN SUMMARY OF REQUEST: The City is requesting a rezoning from Planned Unit Development — Residential (PUD -R) to Single - Family Residential District (RSF). LOCATION: Longview Circle and Frontier Trail 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: Density ACREAGE: 2.41 acres Residential Low SUNRISE HILLS 4TH ADDITION RESIDENTIAL PUD 7220 7320 732, 7340 736, Chanhassen Pond Park o Highland Dri n a DENSITY: net: 2.07 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 Chapter 20, Article II, Division 2 Amendments Chapter 20, Article XII, "RSF" Single - Family Residential District BACKGROUND Subject property was presented with the Western Hills 2" d Addition (PUD -R) to Council as it was an extension of Longview Circle. Sunrise Hills 4th Addition Rezoning Planning Case 2012 -04 -6 August 21, 2012 Page 2 SUNRISE HILLs 4 TH ADDITION On August 20, 1973, replat of Lots 16, 17, 18 Sunrise Hills 2 Addition (RSF). No zoning change as part of the application. REZONING SUNRISE HILLS 4TH ADDITION . ,, W f The City is requesting to rezone approximately 2.4 acres to Single - Family Residential District, RSF. The project consists of five single - family detached dwelling units. The proposed rezoning assists 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. • Development should be phased in accordance with the ability of the city to provide services. The proposed rezoning assists 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. RECOMMENDATION Staff recommends that the Planning Commission approve the rezoning of the Sunrise Hills 4th Addition Planned Unit Development to Single - Family Residential District (RSF) and adoption of the attached Findings of Fact and Recommendation. ATTACHMENTS 1. Sunrise Hills 4th Rezoning Ordinance. 2. Findings of Fact and Recommendation. 3. Reduced Copy Plat: Sunrise Hills 4 Addition. g: \plan\2012 planning cases\2012 -04 residential pud amendments \group 6 - august 21, 2012 public hearing\sunrise hills 4th addition\staff report sunrise hills 4th.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 Sunrise Hills 4 th Addition from Planned Unit Development — Residential (PUD -R) to Single - Family Residential District (RSF). Section 2 . 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 3 . 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 6 - august 21, 2012 public hearing\sunrise hills 4th addition\sunrise hills 4th rezone ord.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of City of Chanhassen to rezone the Sunrise Hills 0 Addition Planned Unit Development — Residential to Single - Family Residential District, RSF. On August 21, 2012, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of City of Chanhassen for rezoning property to Single - Family Residential District, RSF. 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: Fox Chase. 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 -6 dated August 21, 2012, prepared by Robert Generous is incorporated herein. RECOMMENDATION rezoning. The Planning Commission recommends that the City Council approve the ADOPTED by the Chanhassen Planning Commission this 21 day of August, 2012. CHANHASSEN PLANNING COMMISSION It's Chairman 2 ,L Ul s ° • eaa � a� €f � , as� ; x a °i =•ae a A l Up " &S " 12.1 HI 8 "s i g 30 � 0 033 "yY €3 6t o w 0 ' h j n cr ro a 0. QQ s�€ � � _ - - -' 1K5•Jv \j• b� � � \.- --` \ \\ .PL��,4, I f rl � L O ��\ \ It x v / •u 'S wVWSK %%d PC DATE: August 21, 2012 CC DATE: September 10, 2012 REVIEW DEADLINE: NA CASE #: 2012 -04 -6 BY: REG 3e • ITZIZ. 04110010009 "The Planning Commission recommends City Council approve the attached ordinance rezoning the Waldrips 2 " Addition Planned Unit Development — Residential to Single - Family Residential District (RSF), and adopt the attached Findings of Fact and Recommendation." SUMMARY OF REQUEST: The City is requesting a rezoning from Planned Unit Development — Residential (PUD -R) to Single - Family Residential District (RSF). LOCATION: Melody Hill Circle and Moline Circle 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 ACREAGE: 2.41 acres DENSITY: gross: 2.07 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 Chapter 20, Article II, Division 2 Amendments Chapter 20, Article XII, "RSF" Single - Family Residential District I:1Ty "'C" aela1 111 The City approved a development plan as the regulating document for this development. The final development includes four single - family homes and a multi - family building that was originally constructed in 1865. The multi - family building has been treated as a non - conforming use. Starting in the 1970s, any residential development of 25 lots or more was required to be processed as a Planned Residential Development. The development complied with R -1 district regulations, which later became the RSF district. CITY OF CHANHASSEN WALDRIPS 2ND ADDITION 1999 RESIDENTIAL PUD n 1919. as V 194 ` m` Y c - 1911 = = - arts Or ,997 ACREAGE: 2.41 acres DENSITY: gross: 2.07 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 Chapter 20, Article II, Division 2 Amendments Chapter 20, Article XII, "RSF" Single - Family Residential District I:1Ty "'C" aela1 111 The City approved a development plan as the regulating document for this development. The final development includes four single - family homes and a multi - family building that was originally constructed in 1865. The multi - family building has been treated as a non - conforming use. Starting in the 1970s, any residential development of 25 lots or more was required to be processed as a Planned Residential Development. The development complied with R -1 district regulations, which later became the RSF district. CITY OF CHANHASSEN Waldrips 2 nd Addition Rezoning Planning Case 2012 -04 -6 August 21, 2012 Page 2 REZONING The City is requesting to rezone approximately 2.41 acres to Single - Family Residential District, RSF. The project consists of four single - family detached dwelling units. The proposed rezoning assists 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. • Development should be phased in accordance with the ability of the city to provide :TQWIfIW_10 The proposed rezoning assists 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. RECOMMENDATION Staff recommends that the Planning Commission approve the rezoning of the Waldrips 2nd Addition Planned Unit Development to Single - Family Residential District (RSF) and adoption of the attached Findings of Fact and Recommendation. ATTACHMENTS 1. Waldrips 2 Addition Rezoning Ordinance. 2. Findings of Fact and Recommendation. 3. Reduced Copy Plat: Waldrips 2 Addition. gAplan\2012 planning cases\2012 -04 residential pud amendments \group 6 - august 21, 2012 public hearing \waldrips 2nd addition\staff report waldrips 2nd.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 Waldrips Second Addition from Planned Unit Development — Residential (PUD -R) to Single - Family Residential District (RSF). Section 2 . 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 3 . 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 6 - august 21, 2012 public hearing \waldrips 2nd addition \waldrips 2nd add rezone ord.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION F09 Application of City of Chanhassen to rezone the Waldrips 2nd Addition Planned Unit Development — Residential to Single - Family Residential District, RSF. On August 21, 2012, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of City of Chanhassen for rezoning property to Single - Family Residential District, RSF. 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: Waldrips 2" 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. f) Traffic generation by the proposed use is within capabilities of streets serving the property. 5. The planning report #2012 -04 -6 dated August 21, 2012, prepared by Robert Generous is incorporated herein. RECOMMENDATION rezoning. The Planning Commission recommends that the City Council approve the ADOPTED by the Chanhassen Planning Commission this 21 day of August, 2012. CHANHASSEN PLANNING COMMISSION I� It's Chairman 2 O = d tUi J < g - 03 $ � a � _ oL N p o aQ z � 8 e• �* s d t• ib M� °`Li E °c Z' — �� — '�°�; •- Oyu _ —� �� - m ° �,c cs 2 Sa oL'dL-2i A `NZN ��w �m O rt EZ 3 J.c � =cBf <Y t c �g X03 $Lg �� R•,z u$o= pm'QQ�113 a ® V F Z 8 ° W ¢ a3 z W - `„�,, f+'` a+ � +` : �_.� // . : f . � _L ;• m as =� L N iI ^e o � � Q r � \ y ar ^'•. \�€�o�PJ. %: ^:' an• �: � a �� f -- ' �¢ : i � 1 3 O W W O W W 6ro' /YZM. ii•6 U).3 - 9T L JN- W W ��_._ —�'� •�K.zi:p .+`.si-r�_ ., 1.1 Wo I " xo� Sao z .. PC DATE: August 21, 2012 CC DATE: September 10, 2012 REVIEW DEADLINE: NA CASE #: 2012 -04 -6 BY: REG 3f PROPOSED MOTION: "The Planning Commission recommends City Council approve the attached ordinance rezoning the Whitetail Ridge Planned Unit Development — Residential to Single - Family Residential District (RSF), and adopt the attached Findings of Fact and Recommendation." CITY OF CHANHASSEN SUMMARY OF REQUEST: The City is requesting a rezoning from Planned Unit Development — Residential (PUD -R) to Single - Family Residential District (RSF). LOCATION: Whitetail Ridge Court 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 F HITETAIL RIDGE ESIDENTIAL PUD - > ,930 1920 1910 m ,080 1950 1940 CL t White Tani Rage Cres Cir ACREAGE: 2.69 acres DENSITY: net: 2.23 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 Chapter 20, Article II, Division 2 Amendments Chapter 20, Article XII, "RSF" Single - Family Residential District BACKGROUND The City approved a development plan as the regulating document for this development. The final development includes six single - family homes. This development was originally a part of the Waldrips development (Outlot B, Waldrips 2 nd Addition). Starting in the 1970s, any residential development of 25 lots or more was required to be processed as a Planned Residential Development. The development complied with R -1 district regulations, which later became the RSF district. Whitetail Ridge Addition Rezoning Planning Case 2012 -04 -6 August 21, 2012 Page 2 Whitetail Ridge, PUD 84 -03, 87 -2 Originally Outlot B of Waldrip's 2 nd Addition. Lots range from 15,300 square feet to 23,300 square feet with an average of 20,650 square feet. REZONING The City is requesting to rezone approximately 2.7acres to Single - Family Residential District, RSF. The project consists of six single - family detached dwelling units. The proposed rezoning assists 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. • Development should be phased in accordance with the ability of the city to provide services. The proposed rezoning assists 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. RECOMMENDATION Staff recommends that the Planning Commission approve the rezoning of the Whitetail Ridge Planned Unit Development to Single - Family Residential District, RSF, and adoption of the attached findings of fact and recommendation: ATTACHMENTS 1. Whitetail Ridge Rezoning Ordinance. 2. Findings of Fact and Recommendation. 3. Reduced Copy Plat: Whitetail Ridge. gAplan\2012 planning cases\2012 -04 residential pud amendments \group 6 - august 21, 2012 public hearing \whitetail ridge\staff report whitetail ridge.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA ORDINANCE NO. 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 from Planned Unit Development - Residential (PUD -R) to Single - Family Residential (RSF), all those lands within Whitetail Ridge. Section 2 . 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 3 . This ordinance shall be effective immediately upon its passage and publication. PASSED AND ADOPTED by the Chanhassen City Council this _ day of , 2012. ATTEST: Todd Gerhard, City Manager Thomas A. Furlong, Mayor (Published in the Chanhassen Villager on gAplan\2012 planning cases\2012 -04 residential pud amendments \group 6 - august 21, 2012 public hearing \whitetail ridge\rezoning whitetail ridge to rs£doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of City of Chanhassen to rezone the Whitetail Ridge Planned Unit Development — Residential to Single - Family Residential District, RSF. On August 21, 2012, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of City of Chanhassen for rezoning property to Single - Family Residential District, RSF. 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: Whitetail Ridge. 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 -6 dated August 21, 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 21" day of August, 2012. CHANHASSEN PLANNING COMMISSION It's Chairman 2 cz 0 z U) 0 ow -j > LLI Ir EL m U) Z W 0 Z W w w0 c; z O W U) w z W U) 2F 2 V t w z FL 0 _j w z V) 5 LL a: w 0 U) -i x wm 0 x m 0 0 w z 0 1 w to W U) Q o 1 0 - W— Z W Z w X... 1--o c; Wil rn - 7 A1Ai•t0.t •N - — — — — — — — — — N- I Ll�i I L — iz) — — — — — — --- — — — — — — — — — L . ......... w w cli U- 0 C*j w w