Discussion:
Site Information:
Address: 1716 and 1746 Stagecoach Road
Acreage: 4 parcels totaling 16.72 acres
Current Zoning: Rural Residential
Requested Zoning: Planned Unit Development (PUD)
2030 Comp. Plan: Single-Family Residential
Proposed Number of Lots: 59
Proposed Density: 4.02 units / acre.
Introduction:
Steve Soltau, representing Builders Lot Group, LLC has applied for rezoning from Rural Residential to Planned Unit Development (PUD) Zoning, a Planned Unit Development, and preliminary and final plat of Stagecoach at Southbridge. The proposed development creates 59 single-family lots and has a proposed 1.79 acre park.
Rezoning Discussion:
The City Council recently approved an amendment to the zoning ordinance on Planned Unit Developments (PUDs). Part of the amendment to the zoning ordinance changes from the use of PUDs as an overlay on existing zoning, to a site being zoned PUD. The purpose of a PUD is to provide a mechanism for sites with unique or challenging features to be developed in a more flexible way than the standard zoning regulations allow, PUDs also must have enhanced design features.
This site is currently zoned Rural Residential and has been occupied by Pine Ridge Stables and two single-family homes. The 2030 Comprehensive plan guides this area for single-family residential development, so a comprehensive plan amendment is not required. The applicant is proposing to rezone the site to PUD zoning to allow for a more flexible design because of the challenges on this site due to poor soils on the site, the number of mature Oak trees on the site, and for utility considerations.
In order for this site to develop, a significant amount of grading and soil removal is required to take place. Removal and replacement of soils on the site results in the loss of trees on the site. Staff has worked with the applicant to minimize tree losses on the south side of the site and within the proposed park area.
For utilities, this site is adjacent to Riverside Drive, which does not have utility service stubs to serve development of this site. The developer is proposing to re-construct half of Riverside Drive for the installation of utility services. A previous design that avoided re-construction of Riverside Drive had all of the lots on the west side of the site having two-street frontages, which is not an ideal lot design. Staff recommended that the applicant re-design their plan to limit the number of double-frontage lots.
Other proposed layouts by the applicant involved the removal of all of the trees on the site for grading purposes, or had Booth Court connecting to Stagecoach Road, which would have resulted in additional tree removal. This proposed plan saves the highest number of trees, eliminates nearly all double frontage lots, and includes a park for this area. The current proposed plan saves 105 trees, including 71 Oak trees and several Black Cherry trees. Planning staff intends to work with the applicant to reduce front setbacks on select lots and for minor adjustments on grading limits to slightly increase the number of trees preserved on the site.
Parks Discussion:
Currently, there is not a park east of County Roads 21 and 18 in Shakopee. Residents of Riverside Grove and along Stagecoach Road have expressed an interest in a park. Planning staff agree that there is a need for a park in this area, even though a park in this area is not currently included in the Parks, Trails, and Open Space plan. The applicant has worked with staff to provide a park in a desirable wooded part of the subdivision.
The applicant is proposing a 1.79 acre park on the east side of the development. When considering the amount of park land for land dedication, the City recommends the dedication of 2.40 acres based on the proposed number of lots. The proposed park area is home to several of the mature Oak trees on the site. One of the goals of the current Parks Plan is to acquire land for preservation of high-quality natural resource areas. A strategy in the Parks, Trails and Open Space Plan is also to provide a neighborhood park within 1/2 mile of residents. This site is greater than 3/4 of a mile from Riverside Fields Park and Red Oak Elementary, both of which also require crossing County Roads 18 or 21.
The proposed park area is a very similar setting to Memorial Park, which has many mature Oak trees and is a popular destination because of its unique setting. Staff has requested the removal of one lot adjacent to the southern part of the park (Lot 50) to enlarge the park area by 0.24 acres and save additional 32" and 33" Oak trees. Staff believes the park area is a high quality natural area worth protecting. The developer has agreed to remove the Lot 50 and explore developing the park in exchange for concessions on tree replacement fees and park dedication fees, since the park is slightly smaller than the recommendation in City Code. The applicant has proposed keeping the southern driveway access as a means of vehicle access to the park from Stagecoach Road. Staff supports this request, provided the driveway is appropriate for future plans. Staff supports the concessions in fees based on improvements and the additional park land.
Plat discussion:
The proposed access to the site from Stagecoach Road is via Wilking Way, which aligns with the intersection of Boiling Springs Lane. The other access to the site is Booth Court, which connects to Riverside Drive. The applicant is proposing generally 65' x 120' and 65' x 110' lots with 7.5' side-yard setbacks. This lot size is similar to the recent PUD developments of Windermere and Ridge Creek. This development plan is currently drawn with 20' front yard setbacks. Staff supports a front yard setback of 20' on select lots to save specific High Priority (as definied by City Code) Oak trees on the site, but does not support 20' setbacks for the entire development. A front yard setback of 25' is considered acceptable to staff for the remaining lots. The required setbacks are listed below:
Stagecoach at Southbridge PUD Required Setbacks:
- Front: 25', 20' on select lots in order to save specific High Priority Trees
- Side: 7.5'
- Street-side (corner lots): 15'
- Rear: 25'
- Rear Setback for Decks: 20' for decks >5' in height, 10' for decks less than 5' in height. If a double frontage lot, 25'.
- Cantilevers may extend 2' into any required yard setback
Building Design:
City Code requires PUDs to have improved design standards and aesthetics beyond what is required by the minimum standards in City Code. The applicant has mentioned that they are working with up to four different builders and has provided photographs of different front facades of possible houses within this PUD. The majority of the proposed front elevations provided appear to meet an increased standard. Staff has provided design feedback to the applicant on elevations that are not preferred. Minimum requirements for this PUD recommended by staff are below. Adopted PUD standards would need to be met regardless of the number of builders that purchase lots.
Required Building Design Elements For All Houses:
- Stone or brick accents on the front building façade:
- Windows on all four sides of the house.
- Varying major exterior colors within the subdivision.
- Varying exterior materials on the front façade of the house.
- Varying roof lines
- The identical house plan must not be used on an adjacent lot.
- A different shade, or contrasting trim colors on the front façade
Neighborhood Comments:
The applicant held a neighborhood meeting and comments received from adjacent property owners are related to:
- Traffic at Highway 169 / 21
- Type and character of homes to be built
- Parking for the proposed park
- Preservation of trees in total and as a buffer to the south
- Water depth in storm basins
- Speed on Stagecoach Road
- Construction timeline and hours of activity
- Variety of style and presentation of the homes
- Timing of initial work