HomeMy WebLinkAbout13.D.1. Bluffs at Marystown PUD Concept Plan Review l3, I~
CITY OF SHAKOPEE
Memorandum
CASELOG NO.: 07-043
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Julie Klima, Planner II
SUBJECT: Bluffs at Marystown PUD Concept Plan Review
MEETING DATE: February 4, 2008
Site Information:
Applicant: DR Horton
Property Owner: DR Horton, NORCOR, Don & Mary LaTour, Renee Menke
Location: South of Highway 169 and West of CSAH 15 (see Exhibit A)
Zoning: City Zoning has not yet been established on these parcels
Adjacent Zoning: North: Highway 169
East: Highway Business (B-1) Zone
South: Jackson Township
West: Jackson Township
Area: 323 Acres
MZISA: MUSA has not been extended to this property
INTRODUCTION:
DR Horton has requested that the City Council review a PUD concept plan for property located
south of Highway 169 and west of CSAH 15. The subject site is 323 acres in size and proposes the
construction of commercial, multi-family, and single family units. Please see Exhibit B for the
concept plan.
This project was first introduced to the City Council in Fa112005. At that time, the applicant
presented its proposal and described the project as one that provided executive style housing,
neighborhoods focused around greenspaces, and maximizing the views of natural resources within
the site. The Council should discuss if the current proposal continues to meet these stated
objectives.
The Planning Commission reviewed a version of the concept plan covering 132 acres of the full
323 acre site at its September 6, 2007 meeting. Since that time, representatives from the City of
Shakopee, Scott County, Shakopee Public Utilities (SPUC), and ISD 720 have continued to meet
on a regular basis to discuss potential issues surrounding the development of this project and
specifically, the construction of a new elementary school. DR Horton has requested that the City
Council review and provide comment on the concept review, as well. Due to the construction
schedule of the proposed elementary school (target opening of Fa112010), City staff directed the
applicant that any concept review for the City Council should include the elementary school site.
1
DISCUSSION:
The intent of the PUD concept review is to allow an opportunity for the applicant to informally
present their proposal to the City Council. Please see Exhibit C, a narrative provided by the
applicant. In their narrative, the applicant requests approval of the concept review. The purpose and
intent of the concept review process is not to grant specific approvals or denial but rather for the
Council to provide initial substantive feedback and comments prior to the applicant developing a
more complete development proposal and making a formal application.
This property was recently annexed from Jackson Township. In December 2007, the Metropolitan
Council approved a Comprehensive Plan Amendment (CPA) in order to establish a land use
guiding for these properties. The CPA proposes the designations of commercial, multi-family and
single family residential development. Specifically, 20 acres are guided for commercial
development, 100 acres are guided for medium density residential development, and 208 acres are
guided for single family residential development.
Proposed Site Design
The attached site plan includes the entire 323 acres that DR Horton is planning for. The shaded
area indicates the parcels that Horton has under their control. The remaining parcels illustrate
Horton's plans for those properties and Horton remains in discussion with current property owners.
The development proposes the construction of
1) commercial buildings along the northern portion of the project area. The site plan
identifies that this area is intended to provide neighborhood commercial uses;
2) 87multi-family homes. Some of these units are proposed to be accessed by private
roadways. City Code currently does not allow for the construction of private roadways.
The Council should discuss this issue specifically. The Council should also provide
direction on the desirability of additional multi-family housing at price ranges and
product designs similar to what the market in Shakopee currently offers;
3) 237 single family homes. The single-family lots depicted offer a range of lot widths
from 55 feet to 85 feet. A large number of the 954 vacant lots in the City are similarly
sized. The Council should discuss the mix ofsingle-family lot sizes and associated
design standards, including but not limited to, lot width standards, for those lots. None
of the lots at the proposed widths would meet the minimum size requirements of the
Low Density Residential (R-lA) zone.
4) Many of the single family lots adjoin major roadways with no provision for buffers and
Council should discuss this aspect of the concept design.
Elementary School Site
The proposed elementary school site is located north of County Road 78 and east of Zumbro
Avenue extended. As stated earlier in this report, it is the desire of ISD 720 to open this school
in Fa112010. It is the stated intent of DR Horton to develop the site from north to south. DR
Horton expects that the school would be operational prior to residential development extending
southerly to the proposed school site.
2
City staff has communicated to DR Horton and to the school district concerns about the
proposed location of the school (please see attached Exhibit D). Specifically, staff believes that
the relocation of the school from the southern portion of the project to the area north of 17tH
Avenue is a viable alternative. Relocation to this area would:
• eliminate the need to extend utilities and roadways through unplatted property
(reducing costs and minimizing need for additional easements, etc.);
• eliminate the need for the construction of a booster station by SPUC to serve
the school;
• more efficiently utilize the roadways within the proposed project. Currently
the applicant is proposing the construction of townhome units and small lot
single family residential in an area that is surrounded by what are currently or
in the future will be significantly traveled roadways;
• provide a buffer for residences that would otherwise be adjacent to a major
roadway.
Because the school is expected to be open prior to homes being constructed in this area of the
project, utilities and roadways would need to be constructed on properties that have not been
platted in order to extend utility services to the school site. The school district and Horton have
indicated a desire to construct an access to the school site from County Road 78. The Council
should discuss if a second access from the northern portion of the project to the school should
also be constructed and usable at the time that the school opens. Doing so would provide not
only a second access to the school site but would provide connectivity between the first phases
of residential development and the school facility.
Historically, the school district has constructed facilities on properties in excess of 20 acres.
Parcels in excess of 20 acres are exempt from the requirement of the subdivision process.
Therefore, these parcels are exempt from park dedication requirements and result in lengthy
legal descriptions. The Council may wish to discuss if the school site should be reviewed
through the subdivision process.
Proposed Development Mix
Given the current state of the townhome and single-family market and the type of townhouse
development proposed, staff has questioned either reducing and/or eliminating the townhouse
portion of the development and replacing it with the school site as noted previously or with
commercial or office development area.
Without significant buffers the roadway configuration (specifically Hwy. 169, County Road 15, and
17th Avenue) of this project is not conducive to residential development. Currently, the City has
commercial property available for similar neighborhood commercial uses within the Marystown
Village, Southbridge Fields and Church Addition projects. Additionally, if the acreages designated
for commercial and townhouse development were to change from what has been approved, the
Environmental Assessment Worksheet (EAW) and the Comprehensive Plan Amendment (CPA)
would need to be revised to reflect those changes which would lengthen the review process of the
overall project.
3
General Issues
The following issues may also warrant discussion by the Council:
• The desirability of the types of land uses depicted in the concept plan;
• The desired sizes of areas designated for different land uses (commercial vs. multi-family
vs. single family);
• The provision of a roadway connection between 17th Avenue and the proposed frontage
road along Highway 169;
• Desired layout/circulation of structures and parking lots;
• Desired locations of sidewalks/trails;
• Proposed building and landscape design;
• The sufficiency of the amount and location of the proposed open space (PUD's require
15% of the project area to be open space. See City Code Section 11.50 for definition of
open space);
• The types of commercial uses proposed;
• Layout and time frame for development of the northerly portion of this project; and
• Utility serviceability.
STAFF RECOMMENDATION:
Historically, during the concept review process, staff has not made recommendations to the City
Council. In this case, due to the size of the project and the many significant outstanding issues
that need to be resolved prior to the applicant making a formal application, staff believes that a
recommendation is warranted.
Specific issues that have been identified for Council discussion include:
1. If the current proposal is consistent with the original objectives of executive home sites
and creating relationships between land uses, greenspaces, and natural resources;
2. The use of private roadways;
3. The desirability of additional multi-family housing with price ranges and product types
similar to what is already available within the City;
4. The sizes ofsingle-family lots proposed;
5. The provision of buffers between land uses and/or roadways and land uses;
6. The relocation of the school to the northern portion of the project;
7. If the school were to stay in its proposed location, if the Council will require a second
access to the site;
8. The desirability of the school district platting their parcel;
9. Reducing and/or eliminating the townhouse portion of the project with a different land
use.
These 9 extremely significant issues when combined with the general issues identified earlier
clearly represent the need for additional direction to the applicant, as well as, further efforts that
are necessary for the applicant to undertake prior to making a formal application. The concept
plan proposed at this time offers similar, if not the same, commercial and residential products
currently offered within the City. The need for a school facility to be operational in 2010 appears to
be the single driving force behind this project.
4
Therefore, staff recommends that the Council provide specific direction to the applicant
regarding the issues outlined in this report and direct the applicant to prepare a revised concept
plan and bring it back to the Council for its review.
ACTION REQUESTED:
Provide specific direction to the applicant on the issues outlined in this report and direct the
applicant to prepare a revised concept plan for the Council's review prior to making a formal
application.
j~ ?e r
2
lie Klima
!P anner II
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µ Westwood Professional services
y January 16, 2000 7699 Anagram Drive
Eden Prairie, MN 55344
MAIN 952-937-S7S0
FAx 952-937-5822
TOLL FREE 1-$$$-937-5150
eMAiL wps@westwoodps.com
. R. Michael Leek ~ z®~~ www.westwoodps.com
Community Development Director
City of Shakopee
Westwood 129 South Holmes Street
Shakopee, MN 55379
VIA HAND DELIVERY
Re: The Bluffs at Marystown: Revised Concept Plan
Submission
File 20041087.02
Dear Mr. Leek:
Please find enclosed 10 full size sets and 1-11"x17" reduced set of the
Revised Concept Plans for the Bluffs at Marystown development dated revised
1/10/08.
We have made revised the Concept plans and submittal package as follows:
1. Added Joseph Theis Property to the Concept Plan.
Sheets 4 and 5 have been added to the plan set to add the Joseph Theis
property to the project's limits. This additional property adds the elementary
school site, as well as approximately 89 additional 70 foot wide lots and 18
additiona185 foot wide lots to the Bluffs of Marystown Project limits. It also
proposes the locations for the SPUC booster pump station & the upper water
pressure zone pump house, both of which are required to provide service and
fire protection to the proposed elementary school.
2. Added lot line and designation of "Future Neighborhood CommerciaU
Townhomes" to the area in the Northwest corner of the Project Limits
In the previous submission, the area along the north side of the existing bluff,
in the Northwestern corner of the project area (on the NORCOR protion of the
project) was not clearly labeled as to its proposed future development. We
have added a lot line and labeling to reserve this area for development as
neighborhood commercial/townhomes.
On behalf of the project owner DR Horton, we respectfully request that this revised
submittal be placed before the City's Council, for their Concept Plan review and
approval.
E S T A 6 t 4 S H E 6 t h 1 9 7 2 TWIN cITIES/METRO SL CLOUD BRAINERD
EX~~~I~Gy.
June 27, 2007
Page 2
Feel free to contact me at 952-906-7483 ~ or fran.hagen@westwoodps.com with any
questions or comments you may have.
westvvood Thank you for your consideration.
Sincerely,
WESTWOOD PROFESSIONAL SERVICES
Francis D. Hagen, II PE
Senior Project Manager
Enclosures
Copy: Michael Suel, D.R. Horton
ESTABLISHED + i 9 ~ z planning > engineering > surveying
~~d~ ~T
CITY OF SHAKOPEE
Memorandum
TO: Jon McBroom, ISD 720 Superintendent
Mike Suel, D.R. Horton
FROM: R. Michael Leek, Shakopee Community Development Director
SUBJECT: Proposed Elementary School in western Shakopee in connection with the
Bluffs proposed development
DATE: December 20, 2007
INTRODUCTION:
City staff has spent some time reviewing the current state of The. Bluffs project and the
proposed elementary school that would open in 2010. It is significant to note that the
dynamics of the two projects have changed dramatically since they were initially
presented to the City of Shakopee and its City Council. Specifically, at the time it was
proposed, the pace of residential development was very rapid, and it appeared that D.R.
Horton 1) would control all the properties in the roughly 330-acre project area, and 2)
Horton expected the project to develop very rapidly and wanted to locate the school site
along CSAH 78 essentially to make sure that utilities would get to the south and west
portions of the site at the outset of the project.
With the school district's decision to open an elementary school in this area of the City in
the Fall of 2010 it remains very important that the school site can be adequately served by
roadways, water infrastructure, sanitary sewer, et al. However, with the slowdown in the
residential market and the apparently longer phasing plan for The Bluffs, getting the
infrastructure to the site rests largely in the hands of the school district and D.R. Horton,
and it is not possible for the City, or the Shakopee Public Utilities Commission (SPUC),
to guarantee that infrastructure will be constructed to the school site in time for a Fall
2010 opening. The city and Shakopee Public Utilities Commission are willing and able
to support the school district in this project, but believe that D.R. Horton and the School
District should be in the in the driver's seat on agreements and planning out the
infrastructure to the site, with the City and SPUC in the "passenger seat" lending their
support where appropriate.
PREFERRED LOCATION(S) TO ASSURE COMPLETION OF NEEDED
INFRASTRUCTURE:
This entire site including the School District's elementary school site is still a very large
site and more planning on the site development at a staff level is needed, as well as
review by the various boards and commissions, and ultimately city council is needed. I
would also say that significant progress has been made by the developer and the school
district and the county.
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Under current circumstances (i.e. the residential market in Shakopee is going through a
slowdown; D.R. Horton does not control the entire site that was contemplated to
constitute The Bluffs project; and the proposed elementary school is outside the area that
D.R. Horton has included in its concept development plan) the CR 78 site does not seem
to be an ideal site to insure that the proposed school can open successfully in the Fall of
2010. That is so, because a new booster pump, well and lengthy watermain extensions
are required, and it is not clear how that would happen and be financed.
Assuming that there is still an opportunity to consider an alternative location, it would
appear that the District would be better served by securing a site further to the north on
the property that is controlled by D.R. Horton, and which could more readily be served
by sanitary sewer, water, and roadway improvements. If that opportunity still exists, the
District is urged to closely evaluate and consider it.
CITY REQUIREMENTS FOR STAGING AND/OR COMPLETION OF
INFRASTRUCTURE:
The City strongly believes that all connecting roadways, sewers, and water infrastructure
should be in place at the time the school opens. Among other things, that means that the
developer should plat needed roadways and easements as a part of the first phase of the
project, even if there are significant areas of the plat that will not be platted into lots.
This approach would seem to make it more likely that the correct alignments are put in
place initially rather than having to relocate them at a later time.
VEHICLE AND PEDESTRIAN ACCESS ISSUES:
In the meetings that have been held on the school project so far it appears that the District
would be satisfied to open with access only from CSAH 78, and that D.R. Horton does
not contemplate making roadway connections to the school site from the north. This is of
concern to the City based on experience with other elementary schools located on
significant roadways. For example, after Sunpath opened, the District can to the City to
1) try to improve crossing safety on 17th Avenue, and 2) open a second access to the
school site to relieve traffic concerns. It is the City's belief that 1) a northerly site would
provide more than one access to the school, and that 2) if the existing site is chosen
additional roadway and pedestrian access should be constructed contemporaneously to
avoid the kinds of problems that have been experienced at other elementary sites.
AGREEMENT FOR COMPLETION OF INFRASTRUCTURE:
At the meetings that have been held to date, there has been discussion of an agreement
patterned along the lines of the agreement that was put in place for the South Valley
Medical Campus. On further reflection, that situation was very different from the
currently proposed projects. The main difference that required participation in the
agreement by the City and SPUC was that there was no related private development that
was or could drive the installation of infrastructure, while the present projects are (at least
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ExH~B~-r ~3
in the City's view) intrinsically related, and the development of infrastructure is
dependent on the ability of the District and developer to work together to insure the
installation of needed infrastructure.
For that reason, the City suggests that, rather than the City drafting an agreement, the
District and Horton develop the agreement between themselves and provide it to the City
and SPUC to review and comment on.
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