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Shakopee Planning Commission Meeting
September 3, 2020
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| | | | | | | | | FROM: | Mark Noble, Senior Planner | | TO: | Planning Commission |
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| | | | | | | | Subject:
PUBLIC HEARING - Amendment of Planned Unit Development for Suite Living Senior Care of Shakopee |
| | | | | | | | Policy/Action Requested:
Offer and pass a motion recommending approval of the Planned Unit Development (PUD) Amendment for property located north of 17th Avenue (CSAH 16), east of Windermere Way, south of Hwy. 169, and west of Marystown Road, with conditions as identified in the draft Resolution, and move its adoption. |
| | | | | | | | Recommendation:
Staff recommends that the Commission forward a positive recommendation to the City Council, with conditions noted in the attached draft Resolution. |
| | | | | | | | Discussion:
Hampton Companies, applicant, and D.R. Horton Inc. – Minnesota, property owner, are requesting that the Planning Commission forward to the City Council a recommendation approving their Planned Unit Development (PUD) Amendment for property located north of 17th Avenue (CSAH 16), east of Windermere Way, south of Hwy. 169, and west of Marystown Road. The property is approx. 3.3 acres in area, and is presently zoned Highway Business (B-1) Zone, with a PUD Overlay (Windermere).
Hampton Senior Care of Shakopee, LLC, is proposing a development consisting of 12 memory care and 20 assisted living suites on this property, located just north of The Willows of Windermere and south of New Horizons Academy. This single level care facility would be 20,752 sq. ft. in area, and would provide 25 parking stalls for friends, family members and the 3-5 employees on any on shift (total of 25 full/part-time employees). The building design would incorporate a variety of building materials, and they have provided a detailed landscape plan, both which appear compliant with the City Code requirements and will be reviewed in detail at time of building permit submittal should this project be approved. They have provided the required 15% open space and have plans for a number of community-based activities/partnerships.
The applicant has also submitted a Final Plat application, which will be reviewed by City Council on Sept. 15, 2020 (in addition to this PUD application).
City departments and other outside agencies have reviewed this proposal, and have provided comments that have been incorporated into the draft Resolution. Included in those comments are plan revision requirements from the Fire Marshall and City Engineering, and memos from City Engineering and Shakopee Public Utilities which list draft conditions of approval.
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, and the design layout is generally cohesive with the surrounding development and the City Code design and performance standards.
The City Code includes criteria for granting a Planned Unit Development (PUD) application. The City Council shall base their decision to grant or deny an application for a PUD upon the following factors, and shall adopt findings relative to these criteria:
Criteria #1: Whether the proposed development is consistent in all respect with the comprehensive plan and with this section.
Finding No.1: The use of the property will be in compliance with the Comprehensive Plan, which guides this property as Mixed Use Commercial Center (commercial, office and multi-family residential are examples of allowed uses).
Criteria #2: Whether the proposed development, including deviations from design standards of the underlying zones, is compatible with surrounding land uses.
Finding #2: The proposed development is compatible with surrounding land uses (day care and an apartment building), and they have not requested deviations from the design standards of the underlying zone (setbacks, landscaping, parking and building materials proposed are all compliant with current City Code requirements).
Criteria #3: Whether the proposed development, including deviations from development standards of the underlying zone, provides adequate open space, circulation, parking, recreation, screening, and landscaping.
Finding #3: The proposed project will be providing the required open space, parking and landscaping, and the design of the structure will be complementary to the adjacent two structures (New Horizon Academy and The Willows of Windermere). They have not requested deviations from the development standards of the underlying zone.
Criteria #4: Whether the primary function of the PUD is to encourage development which will preserve and enhance the worthwhile, natural terrain characteristics and 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 proposed development is not planning to significantly change the existing grade of the property, and there are no existing significant landscaping features on site. The project will be providing the required open space and are not proposing encroachments into any required setbacks.
Criteria #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.
Finding #5: The proposed development will generally be similar in architectural style to the surrounding properties and will be compatible with the surrounding land uses.
Criteria #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 is planning a number of programs for their residents and facility that will benefit the community, as noted in their narrative.
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