Discussion:
Site Information:
Address: 1150 Shenandoah Drive
Applicant: Canterbury DBSV Development LLC
Property Owner: Canterbury Development LLC
Lot Area: 27.30 Acres (Plat), 14.0 acres (Canterbury Southwest PUD)
Current Zoning: MR, Major Recreation
Proposed Zoning: Planned Unit Development (PUD)
2040 Comp. Plan: Entertainment District
Bryce Hotzler, representing Canterbury Development DBSV, is proposing the preliminary and final plat of Canterbury Park 9th Addition and a Planned Unit Development (PUD) known as Canterbury Southwest PUD at 1150 Shenandoah Drive. The proposed development anticipates the following future uses and lots (See attached site plan / plat):
- 7,000 square-foot sit down restaurant (Outlot E, 3.08 acres )
- 4-story, 136-unit market rate senior apartment building (Outlot A, 3.50 acres)
- 4-story, 95-room hotel (Outlot B, 1.79 acres)
- 2-story, 26,900 square-foot office building (Outlot C, 1.45 acres)
- Two 11,000 square-foot retail / fast casual restaurant buildings (Outlot D, 1.55 acres)
- 1.68 acre commercial lot (Lot 1, Block 1, currently noted as daycare on site plans).
The proposed daycare center recently declined to pursue further land use approvals. At the time of drafting this report the plans were not able to be revised to remove the daycare notations. The applicant is requesting the daycare site be noted as a commercial pad, which is acceptable to staff. A commercial site on the corner of Schenian Street and Eagle Creek Blvd is compatible with the surrounding land uses within the PUD and the surrounding area.
The City Council previously approved the preliminary / final plat of Canterbury Park 9th Addition, but the plat has not been recorded. This proposed plat would replace the previous approval for Canterbury Park 9th Addition. The City Council must rescind the previous resolution. Staff prefers the new proposed plan because the buildings are a more prominent feature on the lots facing Shenandoah Drive, instead of vehicle parking being the prominent feature (see attached previous plan).
The proposed development of the site has pedestrian connections to all buildings from all private and public sidewalks or trails and has reduced building setbacks to Shenandoah and Vierling Drive to develop a semi-urban and more appealing walkable design.
A large amount of residential units are currently under construction or proposed in the future for this area, so providing an inviting pedestrian environment is important to both city staff and the developer to limit vehicle use for short trips in the development. Boulevard trees are proposed on both sides of the two internal private drives for vehicle traffic between Schenian Street and Shenandoah Drive (see proposed landscape plan).
For the review of this application, the Planning Commission is charged with making three separate recommendations to the City Council:
- Review of the preliminary and final plat.
- Review of the rezoning of the site to the PUD zoning district.
- Review of the Canterbury Southwest PUD.
The proposed Canterbury Southwest PUD does not include Outlot F, which is located west of Schenian Street in the area formerly occupied by Sever's Corn Maze, adjacent to Hauer Farms. Canterbury Park has recently entered into a contract with Pulte Homes and Lifestyle Communities to propose the development of townhouses and a market-rate senior housing cooperative on Outlot F.
For purposes of this review the Planning Commission must consider whether the proposed uses are appropriate for this area, and that the rezoning of the site and future planned unit development meets the intent of the PUD ordinance, the specific PUD criteria are below and included in the draft resolution for the commission's review and discussion.
1. Is the proposed development consistent in all respects with the comprehensive plan and with this section;
The proposed development is consistent with the purposes and intent of the entertainment district and the PUD District.
2. Is the proposed development, including deviations from design standards compatible with surrounding land uses.
The surrounding Canterbury Park has a mix of commercial, office, and residential uses. The proposed development has all of these uses and varying types of building designs.
3. Does the proposed development provide adequate open space, circulation, pedestrian orientation, parking, recreation, screening, and landscaping;
The proposed development provides adequate open space for the residential component and circulation for vehicles and pedestrians. The developer has provided a landscaping plan that meets the planting requirements based on building size and impervious surface.
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;
The proposed development does not maximize all portions of the site. There is not significant natural resources on this site. The proposed PUD allows for a development consistent with the City and Canterbury Park's goals for this area.
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
The proposed PUD is compatible with the surrounding land uses and provides a mix of uses that are anticipated and encouraged for the entertainment district.
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.
The proposed PUD includes compatible land uses and has a layout that works for mixed uses by providing pedestrian connections, a large amount of landscaping, and amenities for residents and the general public.
Subsequent final plats and amendments to the PUD will be required as specific users and final building designs become known. Future requests are expected to generally comply with this proposed plan.
The first building, Greystone Construction's office, will be reviewed later at this meeting. This PUD was originally scheduled for review at the April Planning Commission meeting that was cancelled and Greystone's scheduled review was on May 7th. Comments received from other departments are attached to this report.