Summergate Development, applicant, and Gene Hauer, property owner, are requesting that the Planning Commission forward to the City Council a recommendation approving their Planned Unit Development (PUD) and Preliminary Plat of SUMMERLAND PLACE for property located north of 17th Avenue (CSAH 16), east of Balinese Street, south of Hwy. 169, and west of Canterbury Road. The property is approx. 117 acres in area, and is presently zoned Medium-Density Residential (R-2) Zone (western area, 5-8 units/acre) and Rural Residential (RR) Zone (eastern area, 1 unit/10 acres). The property is guided Suburban Residential (western area, 3-6 units/acre density for single-family and attached single-family residential uses) and Mixed Residential (eastern area, 6-30 units/acre density for single family, townhouse and multi-family residential uses).

Summergate Development is proposing a development of this property that requires PUD and Preliminary Plat approval for a mixed-use development. They are proposing construction of 68 Townhouses, 104 Villa and 116 Single Family residential houses, and 300 apartment units in 3 buildings. Factoring in the overall area minus right-of-way and the northerly utility easement, the project would be approx. 7.7 units/acre. Setback reductions have been requested for the rear yards of the single-family residential areas (from 30’ to 25’), in addition to reduced side yards (5’, where 7.5’ is required) and lot widths (50’, where 60’ is required) in the Villa segment of the project. The townhouses would have reduced front yard (from 35’ to 25’setbacks) and reduced side yard setbacks (from 10’ to 15’ total between structures). They are proposing 5 phases of development, with the first phase a mix of villa, single family and townhouse structures, with subsequent phasing culminating with the apartment complex. Each phase will require the submittal of a Final Plat application and potentially a PUD Amendment (dependent on development design details).

This project process started with a PUD Concept Review before the Planning Commission and City Council, with the applicant receiving direction on how to proceed with a formal application submittal. This also involved submittal and processing of an Environmental Assessment Worksheet (EAW), which was scheduled for final approval from the City Council on May 5, 2020.

Based on these reviews, the applicant submitted the PUD and Preliminary Plat. City departments, Scott County and other outside agencies have spent a substantial amount of time reviewing this complex project, and at this time, comments have been received by City Engineering, City Fire, City Finance, Shakopee Public Utilities (SPU), Centerpoint Energy, Minnesota Valley Transit Authority, and Scott County. There are a significant number of comments that require revisions to the plans, and although the applicant considered tabling this item to allow time for them to respond/revise their plans, staff believes that the better direction is to proceed with the public hearing process (neighbors have been provided notice and details on how to comment on this application, with several comments attached to this report). Central to the review of this project is a concern with the proposed accesses to17th Avenue, and although a draft resolution and ordinance have been crafted, the final conditions will be discussed as part of the final PUD and Plat requirements as staff anticipate revisions to the plans prior to City Council review.

The purpose and intent of a PUD is to include most or all of the following (w/applicant’s response following the statement):

1. Provide for the establishment of planned unit development (PUD) zoning districts in appropriate settings and situations to create or maintain a development pattern that is consistent with the city's comprehensive plan.

 
The proposed development contains the two Land Uses as set forth in the City 2040 Comprehensive plan. With Suburban residential Density’s on the western portion of the site and higher density (Apartment) on the east.

2. Promote a more creative and efficient approach to land use within the city, while at the same time protecting and promoting the health, safety, comfort, aesthetics, economic viability and general welfare of the city.

 
The proposed developments use of 4 separate building styles integrated into one development provide for a dynamic cohesive neighborhood that connects vital public utilities and streets.

3. Provide for variations to the strict application of the land use regulations in order to improve site design and operation, while at the same time incorporate design elements that exceed the city's standards to offset the effect of any variations. Desired design elements may include: sustainable design, integration of public art or design elements, greater utilization of new technologies in building design, special construction materials, additional landscaping, creative parking and pedestrian connections, specialty lighting, stormwater management, pedestrian-oriented design or transition to residential neighborhoods, parks or other sensitive uses.

The site is requesting few revisions to the underlying R-2 zoning standards. In exchange for the softening of those standards the site is providing a central landscaped parkway, enhanced landscaping along STH 169, a trail system connecting to the existing Killarney.

4. Ensure high quality of design and design compatible with surrounding land uses, including both existing and planned.

 
The site matches the existing single-family development to the south and transitions internally to the east towards higher densities. Large Buffers are provided to the existing lots in the Killarney neighborhood. Attached are plans to demonstrate the proposed housing styles and the materials usage on the front elevations of the homes.

5. Maintain or improve the efficiency of public streets and utilities.

 
The site connects and completes Philipp Way, Philipp Drive, England Way and Downing Avenue.

6. Preserve and enhance site characteristics, including natural features, wetland protection, trees, open space, scenic views and screening.

 
The site has no significant existing natural features. The proposed development will provide over 20 acres of landscaped open space with trails and water features. Heavy Landscaping, where allowed, along STH 169 provided some screening from the highway.

7. Allow for mixing of land uses within a development.

 
Four separate product types will be constructed on the site.

8. Encourage a variety of housing types, including affordable housing; and

 
Each of the 4 Housing types will have numerous options to provide a diverse neighborhood.

9. Ensure the establishment of appropriate transitions between differing land uses.

 
Each of the 4 neighborhoods are connected and at the same time are kept apart. The apartment area is surrounded by ponds. The villas are separated from the single family by a parkway. The townhomes are on a street with a central island that separates them from the villas and the single-family homes. This island also provides for separate guest parking for the townhomes.

To be eligible for a PUD district, all development should be in compliance with the following:

1. Where the site of a proposed PUD is designated for more than one land use in the comprehensive plan, the city may require that the PUD include all the land uses so designated or such combination of the designated uses as the City Council shall deem appropriate to achieve the purposes of this chapter and the comprehensive plan;

2. Any PUD which involves a single land use type or housing type may be permitted, if it is otherwise consistent with the objectives of this chapter and the comprehensive plan and the design substantially exceeds any current standards;

3. Permitted densities may be specifically stated in the appropriate planned development designation and shall be in general conformance with the comprehensive plan; and

4. The setback regulations, parking ratios, building height lot and building coverage ratio of the most closely related conventional zoning district shall be considered presumptively appropriate, but may be departed from to accomplish the purpose and intent described in division (A) of this section.
The applicant has submitted a development that is generally consistent with these four (4) standards, unless deemed not applicable (i.e., #2 as this is a mixed-use development). Proposed densities are aligned with the 2040 Comprehensive Plan, which is significantly different than the 2030 Plan. The existing zoning districts are not aligned with the 2040 plan, so this proposal brings the site in compliance with those regulations. The design layout is generally cohesive with the surrounding development, which is Multiple-Family and Single-Family, with lots generally consistent with those adjacent properties. The proposed Villa homes are not near adjacent developments, but they serve as a nice transition from traditional single-family to the apartment complex.

The PUD development plan establishes the requirements for a planned unit development and shall govern land uses and design.

1. For a single-family PUD, the applicant must provide house elevations for approval, since the granting of a PUD means exceeding standards, there should be a variety of types and designs. For other PUD types, applicants must provide material boards along with renderings for design evaluation.

2. A planned unit development which includes dwellings, shall provide at least 15% of the project area as open space. If the planned unit development is to be developed in phases, the applicant must include the entire site in the plat of the first phase of development and designate public open space. Open space is a landscaped area or areas available for the common use of and is accessible by all residents or occupants of the buildings within the planned unit development. Open space shall be calculated on a net basis which excludes private yards, private streets from back of curb to back of curb, public rights-of-way, any areas within an easement: or any other non-recreational impervious surface area. Dedicated parkland shall not be used in calculating open space for a development. The applicant shall be required to submit along with the PUD site plan, an open space plan illustrating the use and/or function of the open space area or areas. The open space plan shall include any proposed improvements and/or design of the open space area.

The applicant shall provide a revised open space plan that complies with these regulations. Open space plan identifies areas that are not beneficial to the community. Some areas of the open space plan are 5’ wide areas behind private lots or remnant slivers between/behind lots, which does not meet the warrant of acceptable open space areas.

The applicant shall provide details on higher standards designs and development aesthetics that exceed the design standards, which is required of a PUD. Additionally, design aesthetics or amenities shall be provided to the structures and open spaces that define this development, such as a community garden area on the north side of the development.