Discussion:
Canterbury Park has made application for a Planned Unit Development (PUD) to allow for redevelopment of their horse barn area on their property located at 1100 Canterbury Road. This project is located north of 12th Avenue and west of CSAH 83. A large number of barns will be demolished this fall (9) for the construction of infrastructure for the Amphitheater. Additional barns will need to be demolished later as the southeast development south of the Amphitheater occurs.
The original Canterbury Park PUD overlay was approved by the City Council in 1995 to allow a variety of uses to occur on the property. The Canterbury Park PUD overlay approval is a very detailed agreement that defines uses that are permitted for this property and how development would proceed. Canterbury was specifically allowed a mix of uses for this complex, with the applicant specifically noting that horse racing/betting, stabling of horses, housing for 480 track related people, card club, and special events such as trade shows, car shows, and other outdoor events were approved uses.
As part of this request, Canterbury is requesting approval to allow for the development of the following structures:
- Proposed barns (fabric construction) and four (4) supporting facilities buildings
- Remodel of existing barns and dorms.
- Construction of new dorms
- Architectural and structural engineering of Stable Gate, Quarantine Barn.
- Reconfiguration of the practice track.
The project consists of the redevelopment of existing Winter and Summer Horse Barns and construction of new proposed Fabric Structures and supporting facilities throughout. The project also includes the future construction of new single story dorm facilities and remodel of existing facilities to accommodate future roadways
Staff, the applicant and outside agencies have spent considerable time reviewing and discussing this submittal. Several review agencies (City Engineering, Fire, SPU) have provided comments and the applicant is working with the agencies to address their comments. The elements that the developer is asking for approval as part of the PUD do not create a hardship on the City and the County long range plans for this area nor create a hardship on the specific neighborhoods of this development; therefore, there is support for granting approval of their requests.
Criteria #1: Is the proposed development consistent in all respects with the comprehensive plan?
Finding #1: The proposed development complies with the current guiding for the site, Entertainment district.
Criteria #2: Is the proposed development, including deviations from design standards compatible with surrounding land uses?
Finding #2: The proposed redevelopment of the barns is consistent with the original intent of the Canterbury Redevelopment Area to remove barns and replace them with modern structures.
Criteria #3: Does the proposed development provide adequate open space, circulation, pedestrian orientation, parking, recreation, screening, and landscaping?
Finding #3: The proposal will need additional screening. Public Works has provided additional conditions and Shakopee Fire wants to ensure that there are some changes to ensure circulation between the barns for fire access. There is a proposed emergency access on 12th and Fire and Public Works will require an additional access point to the east.
Criteria #5: Does the PUD provide an overall compatibility of land uses and overall appearance and compatibility of individual buildings to other site elements or to surrounding development. The architectural style of buildings shall not solely be a basis for denial or approval of a plan.
The barns are part of the larger Canterbury track area and are compatible with the overall design. The new barns are open and covered with a transparent fabric that is better for the health of the horses. The proposed dormitory buildings are in a better location, away from the barns.
Criteria #6. Whether the proposed PUD plan would offer a greater general public benefit than would be realized under the underlying zoning district and/or general zoning provisions.
The applicant is proposing the development of buildings that are a better design than the current barns and are more relevant to the overall theme of Canterbury.