Summergate Development, applicant, and Gene Hauer, property owner, have proposed a 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).

In May, 2020, the Planning Commission reviewed this application and forwarded a recommendation of approval to the City Council. Since that time, Summergate Development has revised their plan based on comments received from the neighbors, city staff and Scott County staff. They have prepared a conceptual plan for their proposed mixed-use development, which would consist of 71 villa homes, 126 single family homes, 114 townhome units, and 300 apartment units.

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 approved by the City Council earlier this year.

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. The applicant has revised the plans to address a number of the comments 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 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 community garden area for the residents, enhanced landscaping along STH 169, and a trail system connecting to the existing Killarney Park.

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 14 acres of landscaped open space with trails and water features. Heavy Landscaping, where allowed, along STH 169 provides 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.

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 and the townhomes are on a street that generally separates them from the villas and the single-family homes.

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 has provided a revised open space plan that complies with these regulations. The applicant has provided details on higher standards/designs and development aesthetics that exceed the design standards, which is required of a PUD. Additionally, design aesthetics or amenities have been provided to the structures and open spaces that define this development, such as a community garden area and an intricate trail system on the north side of the development that will connect to the improved city park.