Discussion:
Trident Shakopee West LLC is requesting that the City Council approve their Planned Unit Development (PUD) Amendment and Preliminary & Final Plat of POWERS SECOND ADDITION for property located at the northeast corner of Marystown Road and 17th Avenue.
Trident Development LLC. is proposing a mixed-use development consisting of a 15,000 square foot Veterans Administration Clinic, a 138-unit apartment complex, and a 16,000 square foot medical/retail building. The property is located at 12321 Marystown Rd. and 1601 Lusitano St. The property is zoned Planned Unit Development District #2. The first phase of this development for the V.A. Clinic was approved in December, 2019. Since that time, the developer has secured projects for the other two lots and is seeking approval of their proposed site development plans and modified plat. Additionally, they have incorporated land from the Shakopee Public School District that will be utilized for storm water detention, open space and a proposed city-owned dog park. Securing this additional land addresses the requirements for open space and park land for the development.
City Engineering, SPUC and the County have provided their attached comments. A separate review item is a request of vacation of existing right-of-way and access, drainage and utility easements, which if approved, will clean up the underlying documents with new right-of-way and easements proposed with this proposed plat.
The proposed V.A. Clinic building is consistent with the site and elevations approved in December, 2019, with slight adjustments to the parking lot and sidewalk connections. Additional modifications to the latest plan, if approved, would include requirements that additional parking lot islands be provided, and sidewalk/trail connections be revised to meet the City requirements.
The medical/retail lot is proposed to be platted with the Powers Second Addition Final Plat, but the applicant will be submitting an amendment to the PUD in the future as specific users and the building design have not yet been developed. The concept layout appears to generally comply with the City Code regulations (additional sidewalk
connections/parking lot islands will be required). The location of Lusitano and accesses to this site are compliant with City requirements.
The apartment complex complies with City requirements for parking, exterior designs and setbacks. There are surface and underground parking spaces and two patio spaces proposed (one at the ground level, and one a covered rooftop patio) and a community room on the fourth floor. The building exceeds code requirements for height (48’-8”, where 45’ is allowed) and roof pitch (4/12, where the minimum requirement is a 6/12 pitch), but staff recommends these changes within the PUD. The lower pitched roof lessens the mass of the building. The density for the development is 23 units/acre.
Since the December, 2019 review of this project, the design of Lusitano Street has been modified and moved further north, and is consistent with MnDOT, County and City design requirements.
There will be a connection to Marystown that will include temporary jersey barriers (requires the proper end treatments per MnDOT), with the long-term design to include a median for a right-in/right-out only access. In the future, roundabouts will be constructed at 17th/Marystown and at the Marystown/Hwy. 169 access. A condition of approval is that the developer provide financial security for a future trail along Marystown to be constructed when those roadway improvements occur.
Staff is also recommending additional landscaping units be required consistent with Section 151.112 & 151.113 of the City Code. At the Planning Commission meeting, the Commissioners suggested additional plantings along the east side of Lusitano and along the east side of the proposed dog park. The applicant will also need to slightly adjust the locations of plantings as presently shown on the submitted landscape plan to avoid conflicts with proposed utilities within this development.
The developer has provided an updated landscaping plan that reflects these changes.
The Planning Commission, by a 6-0 vote, recommended approval of the Planned Unit Development Amendment and Preliminary Plat on June 4, 2020