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Shakopee Planning Commission Meeting
August 9, 2018
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| | | | | | | | | FROM: | Mark Noble, Senior Planner | | TO: | Planning Commission |
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| | | | | | | | Subject:
PUBLIC HEARING – Preliminary Plat of Windermere Way 2nd Addition, and Planned Unit Development for Benedictine Health Living Community of Shakopee. |
| | | | | | | | Policy/Action Requested:
Offer a motion of a positive recommendation to the City Council of the Preliminary Plat and PUD Zoning, and move its adoption. |
| | | | | | | | Recommendation:
Staff recommends the Planning Commission forward a positive recommendation to the City Council regarding the applicant’s request, subject to compliance with the conditions noted in the draft resolution and ordinance. |
| | | | | | | | Discussion:
Site Information
Applicant: Benedictine Health Living Community of Shakopee, LLC
Property Owner: D.R. Horton, Inc. - Minnesota
Location: South of Hwy. 169, west of Marystown Rd., south of 17th Avenue
Current Zoning: High Density Residential (R-4) Zone
Adjacent Zoning: North: Medium Density (R-2)/High Density Residential (R-4) Zones
South: Urban Residential (R-1B) Zone
East: Urban Residential (R-1B) Zone/Jackson Township
West: Urban Residential (R-1B) Zone
Comp. Plan: High Density Residential
Lot Size: 9.18 Acres
Introduction
Benedictine Health System has made application got Preliminary & Final Plat and Planned Unit Development for a mixed senior residential proposal. The subject property is approximately 9.18 acres and is located west of Marystown Rd. and south of 17th Avenue.
Attached to this report is the applicant’s concept plan for this development, which conceptually shows 144 independent living, 40 brownstones, 43 assisted living and 24 memory care units (251 total units). The R-4 zoning district was adopted by the City Council in December of 2015, which allows 14-28 units/acre with density bonuses of 2 units/acre for community and outdoor recreation facilities/space and 2 units/acre for being located within ¼ mile walking distance to a public park. The proposed density of this project is 27.34 units/acre.
The Preliminary Plat consists of one lot and one outlot. The Final Plat submitted for Council consideration would final plat that lot, with a future plat required for the outlot (along with a PUD submittal for that outlot, which is the location of the brownstones), as no structures may be constructed on outlots.
The PUD is generally consistent with the purposed and intent of that district, as outlined in Section 151.048 and Ordinance No. O2018-009. The design standards have also been met, as have the criteria, as addressed below. The first phase of development would include 183 units and 192 parking spaces (total of 272 parking spaces with full build out). The max. building height would be approx. 55 feet (with an overall height of 64’-8”). Building heights (45’ max. height) may be departed from to accomplish the purpose and intent of the PUD regulations, which staff have determined is the case with this development proposal. The applicant has provided shadow plans that identify the shadows cast by this project at different times throughout the year, which are attached for the Commission’s information. Parking will be provided in excess of the min. requirements (1 space per dwelling).
Staff, the applicant and outside agencies have spent considerable time reviewing and discussing this submittal. Several review agencies (City Engineering, SPUC,) have provided comments and are incorporated into the draft resolution. The MVTA (Minnesota Valley Transit Authority) commented that if transit service is desired, the developer shall consider a bus pull off along Windermere or Amberglen as MVTA typically will not operate in parking lots.
Considerations
The City Council shall base its decision to grant or deny an application for a planned unit development upon the following factors, and shall adopt findings relative to these criteria:
(1) Is the proposed development consistent in all respects with the comprehensive plan and with this section;
Finding #1: The proposed density is consistent with the High Density Residential guiding for the property.
(2) Is the proposed development, including deviations from design standards compatible with surrounding land uses;
Finding #2: The only proposed deviation from the design standards pertains to the building height; the shadow patterns study of the proposed project identifies minimal impacts on adjacent properties and the overall development appears to be a compatible fit for this neighborhood.
(3) Does the proposed development provide adequate open space, circulation, pedestrian orientation, parking, recreation, screening, and landscaping;
Finding #3: The developer has proposed a significant amount of open space and active areas for the seniors whom will be living at this facility. There is an overall network of trails, and they have provided a wellness patio, a resident garden area and a memory care garden area.
(4) If the primary function of the PUD is to encourage development which will preserve and enhance the worthwhile, natural terrain characteristics, it should not force intense development to utilize all portions of a given site in order to arrive at the maximum density allowed. In evaluating each individual proposal, the recognition of this objective will be a basic consideration in granting approval or denial;
Finding #4: The narrative letter submitted by the developer, along with the landscape plans and design reference the precedent and inspiration they considered in their thoughts on the design of this project, which clearly address the natural characteristics of the Shakopee community.
(5) Whether there exists an overall compatibility of land uses and overall appearance and compatibility of individual buildings to other site elements or to surrounding development; however, the architectural style of buildings shall not solely be a basis for denial or approval of a plan; and/or
Finding #5: The developer has proposed a project that the master developer of the Windermere project supports and believes it adds to the mixed use community being built out in the Windermere area.
(6) Whether the proposed PUD plan would afford a greater general public benefit than would be realized under the underlying zoning district and/or general zoning provisions.
Finding #6: The proposed project would bring a unique residential opportunity that currently is underserved in Shakopee. There would be independent living, assisted living, and memory care living available all within one complex, with a significant number of amenities for the residents to enjoy and be involved in.
Staff believes approving this plat and PUD development for this property meets more than one of the above criteria and would offer a unique housing opportunity for the Shakopee residents, and would more than fit in with the surrounding Windermere community.
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