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Shakopee City Council
August 15, 2023
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| | | | | | | | | FROM: | Mark Noble, Senior Planner | | TO: | Mayor and Council Members |
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| | | | | | | | Subject:
Planned Unit Development (PUD) District #11 (Arbor Bluff) & Preliminary Plat of Arbor Bluff | | |
| | | | | | | | Policy/Action Requested:
Two separate actions are required:
1. Adopt 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. Adopt Resolution R2023-090, approving the Preliminary Plat of Arbor Bluff. | | |
| | | | | | | | Recommendation:
The Planning Commission reviewed these applications at their August 3, 2023 meeting, and by a 7-0 vote, recommended approval of the PUD and Preliminary Plat. | | |
| | | | | | | | 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 city and the developer have met with the property owner immediately to the east and will be working together on the final Independence Drive alignment and ROW so that it can used in the interim by the property owner for its farming operations and also by residents as a second means of access.
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 and city code 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 developer will be installing the trails in this area and also removing any invasive, dead or dying trees (Ash) as part of the development.
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 per city code, 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 the front elevations, and no garage dominant designs (as required by 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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