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Shakopee Planning Commission Meeting
August 3, 2023
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| | | | | | | | | FROM: | Mark Noble, Senior Planner | | TO: | Planning Commission |
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| | | | | | | | Subject:
PUBLIC HEARING - Planned Unit Development (PUD) District #11 (Arbor Bluff) & Preliminary Plat of Arbor Bluff |
| | | | | | | | Policy/Action Requested:
Two separate actions are required.
1. Recommend to adoption of Ordinance O2023-013, approving Planned Unit Development District #11 (Arbor Bluff) for property located south of Valley View Road and west of Independence Drive (extended south).
2. Recommend to city council adoption of Resolution R2023-090, approving the Preliminary Plat of ARBOR BLUFF.
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| | | | | | | | Recommendation:
Recommend approval of the Planned Unit Development to the City Council, subject to the draft conditions in Ordinance O2023-013; and recommend approval to the City Council of the Preliminary Plat of ARBOR BLUFF, subject to to the draft conditions in Resolution R2023-090. |
| | | | | | | | Discussion:
U.S. Home, LLC, applicant, and Terry L & Kitty S. Hauer/ TK & CO LLLP, property owners, have proposed a Planned Unit Development (PUD) District and a Preliminary Plat for property located south of Valley View Road and west of Independence Drive (extended south).
The applicant has proposed a single family residential subdivision (Arbor Bluff) that would develop approximately 81 acres, consisting of 196 lots and 3 outlot areas (approx. 4 unit/acre density with subtracting outlots/open space). There would be approx. 13 acres of open space dedicated to the city for public use. This open space is composed of a wooded bluff area and a wooded creek area that will include a system of trails totalling approx. 4,900 linear feet.
As part of their PUD request, they are asking for approx.. 1/3 of the total lots be allowed at 55 feet wide, where the City Code requirement for the R-1B Urban Residential Zone is 60 feet (minimum).
A stipulation of the PUD is that the applicant is required to provide a minimum of fifteen percent open space as landscaped area or areas available for the common use of and accessible by all residents or occupants of the buildings within the planned unit development. This open space requirement will be met with the proposed land and trails located along the creek and within the bluff area.
The property is presently zoned Rural Residential (RR) Zone, and is guided Suburban Residential (3-6 units/acre). The proposed project is consistent with the existing guiding. This site was also included in the approved Southern Shakopee AUAR, and this proposal is generally consistent with that AUAR.
City departments and other outside agencies were given the opportunity to review and provide comments regarding this application. City Engineering, SPU and Planning staff have provided memos/comments that have been incorporated into the draft Ordinance & Resolution. SPU commented that the applicant shall work with them to connect to the existing water and electric utilities to provide comprehensive services to this property and adjacent properties.
The Fire Marshall commented that they must provide a temporary turn-around on Street A, and they shall provide proposed street names for review and approval.
Should this PUD and Plat be approved, a condition of approval will be that their homes shall provide higher standards/designs and development aesthetics that exceed the current design standards, such as providing a variety of house styles with no structures of the same design/appearance next to each other within this development, exceeding the minimum window percentage, utilizing LP or Hardie Plank siding with stone wainscotting on front elevations, and no garage dominant designs per city code. This is consistent with the information provided within the applicant’s narrative.
The following findings have been determined to meet the required criteria:
1. The proposed development is consistent in all respects with the comprehensive plan.
2. The proposed development, including deviations from design standards, is compatible with surrounding land uses. The only design standard deviation is with the 55 ft. wide lots.
3. The proposed development provides adequate open space, circulation, pedestrian orientation, parking, recreation, screening, and landscaping, as exemplified by the proposed linear park/trail system adjacent to the bluff and creek area.
4. The primary function of the PUD is to encourage development which will preserve and enhance the worthwhile, natural terrain characteristics, and it should not force intense development to utilize all portions of a given site in order to arrive at the maximum density allowed. Staff believe that this proposed project meets the required standards.
5. There exists an overall compatibility of land uses and overall appearance and compatibility of individual buildings to other site elements and to the surrounding development.
6. The proposed PUD plan would afford a greater general public benefit than would be realized under the underlying zoning district and/or general zoning provisions as previously mentioned (additional open space and trail network).
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