Discussion:
Site Information
Applicant: Doran Canterbury I, LLC
Property Owner: Canterbury Development, LLC
Location: North of Eagle Creek Blvd., South of 4th Avenue East, & East of 3001 Eagle Creek Blvd.
Current Zoning: Major Recreation (MR) Zone
Adjacent Zoning: North: Light Industry (I-1)
South: Major Recreation (MR) Zone
East: Major Recreation (MR) Zone
West: Single Family (R-1B) and Multiple-Family (R-3) Zones, & Light Industry (I-1) Zone
Comp. Plan: Entertainment
Lot Size: 23.82 Acres (PUD); 275.8 Acres (Prelim. Plat)
Introduction
Doran Canterbury 1 LLC has made application to amend a PUD Overlay District for a proposed mixed use development, and approve the Preliminary Plat of Canterbury Park 7th Addition. The subject property for the development is approximately 24 acres, and is located North of Eagle Creek Blvd., South of 4th Avenue East, & East of 3001 Eagle Creek Blvd.
The property is guided as entertainment, and is zoned Major Recreation (MR) Zone, and is included in the Canterbury Park Planned Unit Development (PUD). The proposal will introduce a residential development element to the project area, which required a Vacation of Public Right-of-way/drainage & utility easements and a PUD Amendment. The City Council approved a Comprehensive Plan Amendment that allows up to 28 DUA in the Entertainment guided areas and in MR Zone when it is in a PUD.
The PUD Amendment would establish residential use in the Canterbury Park development. The Council has seen this proposal several times. The major change in the current proposal is that it has been moved further north along the proposed Shenandoah Drive and is closer to the ponding. This was necessary because of site grades and bedrock.
The building is also taller now to make the project more compact to fit on a site constricted by the relocated roadway and the existing drainage way.
The first phase of the project will involve the construction of a 295 unit apartment complex, along with a Club House and Gate House on a 13.3 acre parcel The applicant is also proposing a perimeter 6’-0” fence, with gated entrances on the east and south sides of the complex. The second phase of the apartment project will include 304 additional units, and numerous amenities (pool, exercise area, etc). The structures will have a perimeter driveway, and buildings are setback at least 60 feet from all property lines. There will be an extensive trail network and the proposed Shenandoah Drive will include a roundabouts with significant landscaping.
Elements of the project that the applicant is asking for specific approval (as part of the PUD) include the following:
- Multiple Family structures, with a maximum height of 55 feet. In the Major Recreation Zone the height is allowed since it is a PUD and it is still much lower than surrounding buildings like the Canterbury Race Track Grandstand. The proposed buildings are setback a significant distance from surrounding properties. The shadow studies show no impact on the existing residential properties.
- Up to 489 surface and garage parking spaces within the first phase (approx. 1.61 spaces/unit, where City Code requirements are 2.25 spaces/unit). The parking will be in a parking deck that is in the center of the building. There is a façade across the exterior wall of the parking garage that mirrors the building's details. Doran's market demand in similar projects is 1.3 to 1.4 stalls per unit. Staff will be brining forward this summer changes to the required parking requirements for all uses that better reflect the market demand.
- Density of 25.15 DUA - up to 28 DUA is allowed.
- 6 foot fence, where 3 feet is the maximum allowed within the front yard setback.
Considerations
Applicant will be paying park dedication fees. The master developer will be completing the trail adjacent to the first phase connecting the neighborhood to the adjacent trail through an existing city-owned parcel.
Staff, the applicant and outside agencies have spent considerable time reviewing and discussing this submittal. Several review agencies (City Engineering, Fire, Building, SPUC, and Scott County) 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 (noted above) do not create a hardship on the City and 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.
Planning Commission
The Commission approved the project by a 6-0 vote.
Parks and Rec Advisory Board
The Advisory Board approved a recommendation of receipt of the Park Dedication Fee as outlined in the City Fee Schedule.