Lennar Multifamily Communities, applicant, and Gene Hauer Farms Ltd. Partnership, property owner, have proposed a Planned Unit Development (PUD) Amendment for Emblem Shakopee, proposed at property located north of 17th Avenue (CSAH 16), east of Summerland Way, south of Tyrone Drive/Sharon Parkway, and west of Canterbury Road.

This amendment pertains specifically to that portion of the original Summerland Place PUD development, which proposed 300 multifamily residential units to be constructed within 3 structures. The area of this proposal is 16.1 acres (comprised of Outlot C and a portion of Outlot B of Summerland Place First Addition). Density would be approx. 18 units/acre, where previous approval was approx. 19 units/acre.

In December, 2020, the City Council approved the Summerland Place overall PUD (comprised of 311 single family and townhouse units, with a stipulation that the 300-unit conceptual apartment development would require an amendment that would identify in detail the proposed site, utility and architectural plans). Lennar has submitted those plans, which are attached to this report.

Staff have spent considerable time with the applicant developing these plans to ensure compliance with City requirements. As noted previously, the projected density is actually less than what was originally proposed/approved. The present concept plan has been modified from three 100-unit buildings to 12 buildings with 24 units/structure. There will be predominantly a mix of 1 and 2-bedroom units, with some studio and 3-bedroom units in the three-story structures. Additionally, they will be providing a community clubhouse that will include a large social lounge, outdoor veranda, fitness center, outside pool, barbeque area and fire pit. They will provide 512 parking spaces (406 surface, 90 enclosed garage, & 16 at the clubhouse). Code requirement is 510 spaces.

The structures will consist of a blend of brick, fiber cement lap siding, batten siding and wood trim in a variety of colors. The structures are projected to not exceed 50 feet in height. With other architectural treatments and a mix of other building elements/colors utilized, these structures will be much more aesthetically pleasing than what was originally proposed with the three 100-unit structures. The most northwest structure will be approx. 33 feet from the property line, with all other structures setback a substantial distance from any adjacent residential lots. There are a substantial number of trees proposed around the perimeter of the site, specifically focused along the west property line and along 17th Avenue. Besides landscaping along the north property line, there is a large stormwater detention basin that will provide an extensive barrier to those residences in Killarney Hills to the north and to those structures to the west.

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, Shakopee Public Utilities (SPU), and Scott County. A draft ordinance has been crafted for the Commission’s review and recommendation, with their recommendation to be forwarded to the City Council for their consideration.

The purpose and intent of a PUD is to include most or all of the following:
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;
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;
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;
4. Ensure high quality of design and design compatible with surrounding land uses, including both existing and planned;
5. Maintain or improve the efficiency of public streets and utilities;
6. Preserve and enhance site characteristics, including natural features, wetland protection, trees, open space, scenic views and screening;
7. Allow for mixing of land uses within a development;
8. Encourage a variety of housing types, including affordable housing; and
9. Ensure the establishment of appropriate transitions between differing land uses.

The project is consistent with the city’s 2040 Comprehensive Plan and provides buildings generally compliant with the design and performance standards (only exception is the setback for the northwesterly structure, which will buffer the adjacent residential structures with extensive landscaping), with a development more aesthetically pleasing than the original submittal/approval. The proposed development will provide the necessary connections to be integrated into the overall development and provide for a dynamic cohesive neighborhood that connects vital public utilities and streets. The project will provide trails/connections that will integrate into the development’s trail system connecting to the existing Killarney Park and complete the trail along 17th Avenue. The site has no significant existing natural features. The proposed overall development will provide over 14 acres of landscaped open space with trails and water features with significant landscaping that will provide screening for the adjacent residential areas and 17th Avenue.

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.

This amendment is generally consistent with the previously approved multi-family residential element of the overall PUD, with the proposed density aligned with the 2040 Comprehensive Plan. The design layout is generally cohesive with the surrounding development.

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 documentation regarding the proposed building materials, which generally comply or exceed the City Code requirements. 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 overall development, such as a community garden area on the north side of the development.