Discussion:
Site Information:
Address: 2900 Winner's Circle Drive
Current Property Owner: Canterbury DBSV Development LLC
Lot Area: 3.50 acres
Zoning: PUD, Planned Unit Development
2040 Comprehensive Plan: Entertainment District
Proposed Density: 42 units / acre
Robb Miller, of TE Miller Development, has applied for a PUD amendment to the Canterbury Southwest PUD to allow for construction of a four-story, 147-unit market rate independent senior apartment building. The Canterbury Southwest PUD was adopted by the City Council May 19, 2020. The development of each site in the Canterbury Southwest PUD requires a PUD amendment, as the final development plans / building elevations for the individual sites were unknown when the PUD was approved. The approved PUD contemplated multi-family housing (see attached original site plan) on this site. The other proposed uses on the original PUD site plan are two retail / restaurant buildings, a freestanding restaurant, a retail building, a hotel and the recently completed Greystone Construction office building.
The general building footprint and site plan configuration is very similar to the building in the original PUD site plan. The original site plan and traffic analysis contemplated a concept of a 132-unit senior apartment building, but no specific building plans were provided.
A goal of the Canterbury Southwest PUD is to provide connections to the area sidewalks and trails and between the future uses. Pedestrian access to this site is provided by sidewalk to Winner's Circle Drive and two accesses to the trail along Eagle Creek Blvd on both the east and west side of the site. Vehicle access to the site is via both Suzanne's Way and Winner's Circle Drive.
Building / Site Design details:
Proposed unit mix:
- 1 Bedroom: 52 units (694 - 781 square-feet)
- 1 Bedroom w/ den: 28 units (881 - 980 square-feet)
- 2 Bedroom: 66 units (956 - 1,357 square-feet)
- Guest unit: 1 (474 square-feet)
Total: 147 units
The proposed building has multiple floor plans and unit size ranges and the proposed density of 42 units / acre complies with the 2040 Comprehensive Plan.
Proposed on-site parking:
- Structured parking: 147 spaces (1 space per unit)
- Surface parking: 57 spaces
Total: 204 spaces (1.39 spaces / unit)
The required minimum parking for senior housing is 1 space per dwelling unit.
Proposed Exterior Building Materials:
- Stone
- Brick
- Burnished Block
- Fiber Cement (Board / Batten, two colors of lap siding, simulated Cedar planks):
- Metal Panel
The proposed building materials comply with City Code requirements for residential buildings. Planning staff met with the applicant and the architect multiple times prior to application submittal to discuss the elevations and building design. Staff is impressed with the final design and the varied materials of the building and elevations. The exterior of the building has varying wall depths and balconies to break up the long building length.
Building Height:
Grade to main roofline: 45'
Grade to tallest parapet: 53.5'
The proposed height is very similar to other multi-family developments constructed recently in Shakopee. There is not a specific maximum height requirement in the original PUD.
Building Setbacks:
Setback to Winner's Circle Drive: 18' to back of curb, 6.5' to sidewalk.
Setback to side lot lines: 30'
Setback to lot line along Eagle Creek Blvd: 50'
The proposed setback to the private street, Winner's Circle Drive, is significantly reduced compared to other freestanding multi-family residential developments to promote a more urban feel with closer pedestrian connections from the building to the surrounding mix of uses, which are anticipated to be mostly retail / restaurants.
Proposed outdoor amenities:
- Pickleball court
- Shuffleboard court
- Outdoor fitness area
- Community Garden area
- Outdoor grilling / dining area
- Outdoor firepit / seating area
The proposed amenities are south of the building, which is the same location as the original PUD. The amenity areas will receive large amounts of sunlight since they are on the south side of the building and the applicant is proposing to construct a pergola to create a shaded area for some of the passive amenity areas.
Traffic Discussion:
The applicant's engineer has provided an updated trip generation memorandum since the assumption on the number of units increased from 132 units to 147 units. The estimated number of trips per unit for senior apartments is 3.70 daily trips per unit. In a mixed-use development there is an estimated 20% reduction for vehicle trips, so the estimate for this development is 3.0 vehicle trips per day. An increase of 15 units equals an additional 45 trips per day based on the additional units. During the A.M. peak (7-9 am) two additional trips per hour are expected and 4 additional trips per hour for the P.M. peak (4-6 pm) based on 15 additional units, which is insignificant.
The applicant is proposing to have a bus stop area on the eastern portion of the site along Winner's Circle Drive. Staff recommends that the bus stop area be moved west of Suzanne's Way, so buses may exit the development via Suzanne's Way, and not have to turn around in the parking lot of one of the other sites in this development.
Landscaping:
Based on the square-footage of the building and surface parking area, 92 trees are required to be planted on site. The applicant provided a landscape plan that meets City Code requirements for quantity. The applicant must make minor adjustments in species to meet City Code requirements for diversity of tree species and to not exceed 25% ornamental species and also relocate trees to be outside of the east and west drainage and utility easements. There will be 13 boulevard trees adjacent to this site along Winner's Circle Drive. There are a significant amount of existing underground utilities and easements on the site adjacent to Eagle Creek Blvd that will limit the amount of landscaping on the southernmost portion of the site.
The City of Shakopee and Shakopee Public Utilities are examining the possibility of undergrounding the existing overhead electric lines on the north side of Eagle Creek Blvd, which would enhance the views of the building and landscaping on this site.
Based on the proposed site and building plans and pedestrian connection, staff believes this development complies with both the intent of the original Canterbury Southwest PUD and the 2040 Comprehensive Plan and recommends that the Planning Commission give a positive recommendation to the City Council.