Discussion:
Site Information:
Applicant: Lifestyle Communities and Pulte Homes
Property Owner: Canterbury Development LLC / Doran Canterbury II LLC
Current Zoning: Major Recreation
Proposed Zoning: Planned Unit Development
2040 Comp. Plan: Entertainment
Lot Area: 13.96 acres
Pulte Homes and Lifestyle Communities have applied to rezone a 13.96 acre property to the Planned Unit Development (PUD) zone, the creation of the Canterbury Crossing PUD, and the Preliminary / Final Plat of Canterbury Crossing (see attached project narrative).
This proposed development was originally scheduled for review at the October 8th Planning Commission meeting. The applicant has revised their plans based on city comments relating to the setback of the units from the high water levels of the stormwater basins. The Commission continued the public hearing on October 8th to November 5th. The applicant has submitted revised plans based on the feedback.
As proposed, Canterbury Crossing includes 108 townhouse units to be developed by Pulte Homes and a 56-unit senior housing co-op building to be developed by Lifestyle Communities (see attached site plans and building elevations).
Residents of a housing co-op purchase a unit / share of a corporation that owns the building. The residents of the co-op have a stake in how the community operates. Along with the purchase of a share, residents must pay a monthly fee for building / site maintenance, amenities, insurance, etc. Lifestyle communities has developed similar senior co-op developments in Long Lake, Apple Valley, Duluth and Saint Paul, see www.zvagoliving.com for more details on the developer's other co-op developments. The proposed Canterbury Crossing co-op is on a 2.28 acre lot and has a high number of amenities, including a large outdoor patio area facing Shenandoah Drive and a pickleball court. Vehicle access to the site is via Paddock Path, a public street. The development has 75 covered parking spaces for residents.
As an age-restricted development, at least one resident of the co-op is required to be at least 62 years old. The proposed units range in size from 1,003 square-feet to 1,576 square-feet.
The proposed unit mix for the senior co-op is as follows:
- One Bedroom + Den: 10 units
- 2 Bedroom: 32 units
- 2 Bedroom + Den: 14 units
The proposed exterior materials are:
- Cultured stone
- Board and batten fiber cement siding
- Fiber cement panels
- Fiber cement lap siding
- Timber accents
As proposed, the townhouse units have two main styles. There are 22 units facing Shenandoah Drive and Schenian Street that are walk up units with rear loading garages. The remaining 86 rowhouse units have front loading garages, which utilize the similar designs to the West Park Townhouse development in Chanhassen near the intersection of County Highway 101 and US Highway 212 on Lake Susan Drive.
The walk up townhouse units are three-stories, the rowhouse units are two-story buildings. The size of the units range from 1,850-2,400 square-feet and range in price from the high-$200,000s to the high $400,000s. The applicant is proposing two phases, with the second phase being on the north side of the site (Outlot B) with a future vehicle access to Hauer Trail. As noted on the submitted townhouse elevations, the proposed walkup units would have stone added to their front elevations.
The proposed townhouse development includes a playground and firepit area in the common space that are intended to be shared amenities similar to the trails and walks. The proposed development includes a private drive for the townhouse units and private sidewalks and trails that are connected to the public trail system along Shenandoah Drive and Eagle Creek Blvd.
Residential PUDs are required to have at least 15% of the site area as open space (minimum of 2.09 acres for this development) that is not encumbered by easements, ponding, or private yards. Approximately 3.87 acres of qualifying open space is proposed in this development.
Planned Unit Developments have their own zoning district. This proposed development meets the criteria set forth in City Code for a residential PUD regarding land use, open space, Code requirements for design and being compatible the with surrounding land uses. The applicant is proposing additional amenity spaces of a fire pit and playground, which are beyond what is required by City Code, along with internal sidewalks and trails in the common space. A draft rezoning ordinance is attached, along with a draft PUD ordinance that governs the development of the site.
Preliminary / Final Plat:
Vehicle access to the site is from a proposed public street (Paddock Path) off of Schenian Street, with a future access from Hauer Trail when the second phase of the site develops. All of the townhouse units would be accessed by 24' wide private drives, which meets the City Code requirement for width.
Development Timeline:
The applicants intend to begin site work in 2021 and begin construction on the senior co-op in the fall of 2021, or once 60% of units are pre-sold. Construction of the first phase of the townhouse units would begin in early 2022, with phase 2 starting in the fall of 2022.