HomeMy WebLinkAbout14.D. PUD for Phillip Addition-Res. No. 5923
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CITY OF SHAKOPEE
Memorandum
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Julie Klima, Planner II
SUBJECT: Planned Unit Development (PUD) for Phillip Addition
MEETING DATE: August 19, 2003
CASELOG NO.: 03-059
REVIEW PERIOD: May 8 - September 5, 2003
DISCUSSION
Tollefson Development has made application for Planned Unit Development (PUD)
approval for the proposed Phillip Addition. The proposed development is located east of the
intersection of 17th A venue and Independence Drive. This development proposes the
creation of 75 dwelling units on approximately 20 acres (density of 5.26 units/acre).
The Planning Commission reviewed this request at its June 19 and July 17, 2003 meetings.
A copy of the July 17 report is attached for the Council's information. At the July 17
meeting, the Planning Commission unanimously voted to recommend denial of the POO to
the City Council. The applicant then submitted revised POO drawings to the City. The
Planning Commission at its August 7, 2003 meeting voted to reconsider its action on the
POO. At that meeting, the Commission voted to recommend approval of the POO to the
City Council, subject to the conditions presented in this report. Please see Exhibit A (dated
received July 30, 2003) attached to this report for the revised POO drawing.
After reviewing the revised PUD drawings, Scott County Highway Department alerted City
staff to some concerns regarding landscaping along 1 ih A venue. These comments are
attached as Exhibit B. At this time, the applicant is proposing to either provide landscaping
outside the sight line on the north side of 17th A venue or to construct a 3 foot landscaping
wall in that location. It is the applicant's intent to have photographic representation ofthe
landscaping wall available at the August 19 Council meeting so that the Council can discuss
its preferred alternative. The applicant is also working to prepare monotony controls to be
implemented for the development. Once these controls are provided to staff, they will be
made available to the Council.
The Planning Commission recommendation includes a condition that the density for the
project be reduced from 5.26 units per acre to 5.0 units per acre. The PRD zoning district, in
which the property is located, has a maximum density of 5 units per acre. The applicant has
I
not revised the POO to meet this recommended condition and wishes to discuss this issue
further with the Council.
As a part of the POO, the applicant is requesting approval of variations to front and side
yard setbacks. Please see the attached Planning Commission report for further information.
ALTERNATIVES
1. Approve Resolution No. 5923, a resolution approving the Phillip Addition Planned
Unit Development (PUD), subject to the conditions contained therein;
2. Approve Resolution No. 5923 with revised conditions.
3. Deny the requested POO, and direct staff to prepare a resolution consistent with that
action.
4. Table a decision in order to allow time for the applicant and/or staffto provide
additional information.
ACTION REQUESTED
Offer a motion consistent with Alternative 1, and move its adoption.
~~
Juli hma
Planner II
g:\cc\2003\08-19\pudphillips.doc
2
RESOLUTION NO. 5923
A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA APPROVING
THE PLANNED UNIT DEVELOPMENT FOR pmLLIP ADDITION
WHEREAS, Tollefson Development, applicant, and Kathleen Phillip, property
owner, have made application for Planned Unit Development (POO) approval of Phillip
Addition; and
WHEREAS, the subject property is legally described as:
The West Half of the Northeast Quarter of the Northeast Quarter of Section 17, Township
115, Range 22, Scott County, Minnesota; and
WHEREAS, the Shakopee Planning Commission conducted a public hearing on the
Planned Unit Development (POO) on June 19,2003; and
WHEREAS, all required public notices regarding the public hearing were posted
and sent; and
WHEREAS, the Shakopee Planning Commission has recommended approval
subject to the conditions listed below; and
WHEREAS, the City Council reviewed the POO request at its meeting of August
19,2003.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF SHAKOPEE, MINNESOTA, as follows:
That the Phillip Addition Planned Unit Development (PUD) shall be approved subject to the
following conditions:
1. Financial security shall be provided to ensure the development of the open
space/recreational areas.
2. Density for the development shall be limited to 5 units per acre.
3. Development shall be generally consistent with the development plan attached as
Exhibit A and dated received July 30, 2003.
4. Common open space areas shall be provided which are available and accessible to
all residents of the development shall be required. These areas shall be owned
and maintained by the homeowners association for this project. Prior to approval
of a final plat for this project, homeowners association documents shall be
submitted to the City Attorney for review.
5. The following variations are approved as a part ofthis PUD:
a. Front yard setback of 25 feet;
b. 10 foot separation between garages;
6. Sidewalk and trail construction is required as shown on the attached Exhibit A,
dated received July 30,2003.
3
7. Shared driveways are approved for the PUD, as shown on Exhibit A, subject to
the following condition:
a. A property owner's association or maintenance agreement for the
driveway must be executed designating the party responsible for
maintaining the driveway, and granting that property the right to assess all
properties benefiting from the driveway for the cost of maintenance, The
agreement also shall grant the City the right to enter and maintain the
driveway when it deems necessary to maintain safe access, and to charge
the cost of such maintenance back to the property owners.
8. The developer shall require and enforce monotony controls to ensure construction
and design of units which compliment one another but provide for diversity. Said
monotony controls shall include, but are not limited to, building design and color.
9. The homeowners association documents shall include a provision allowing use of
the open space areas and equipment by residents of adjoining developments.
10. Dwelling units along the 17th Avenue corridor shall be equipped with STC 30
rated windows and climate controls to mitigate noise.
Adopted in session of the City Council of the City of Shakopee, Minnesota,
held this _ day of , 2003.
Mayor of the City of Shakopee
ATTEST:
City Clerk
4
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' . .. . . ,'- # OF UNITS: 75 The West holf of the Northeast Ouorter JOHN OLIVER '" ASSOCIA TE:S. INc. TOl.LEFSON DF:VELOPMfNT. INC.
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Julie Klima r;:;X1fIBrT B
From: Jenson, Craig [CJenson@co.scott.mn.us]
Sent: Wednesday, August 06,200312:41 PM
To: 'jklima@ci.shakopee.mn.us'
Cc: Sorenson, Brian; 'bloney@ci.shakopee.mn.us'; 'ssmith@ci.shakopee.mn.us'
Subject: Philipp Addition
> Julie,
>
> We received a copy of the revised plans for Philipp Addition. A couple of
> items:
>
> 1. It appears the plans do not reflect the 17th Avenue improvements that
> are being developed. The road plan that WSB is working on should
> ultimately be included in these site plans.
>
> 2. The landscape plan for the development proposes a fence (or berm) ,
> trees and shrubs along 17th Avenue. The trees and shrubs are proposed to
> be located within the sight line easement. This would defeat the purpose
> of a sight line easement. The trees and shrubs should be removed or
> relocated outside of the easement.
>
> 3. The berm also creates a potential problem. The sight line easement
> should be graded flat to preserve sight lines. If a berm is desired, it
> should be built just outside of the easement.
>
> 4. We also recommend that the privacy fence stop at the edge of the
> townhomes (east property line) and not be extended towards the
> intersection of of Philipp Drive and 17th Avenue as shown on the plans.
> This will open up the site lines at the intersection and allow vehciles on
> Philipp Drive to see people on the bike path (and vice-versa) as they are
> approaching the intersection.
>
> Please let me know if you have any questions.
>
>
Craig Jenson
Transportation Planner
Scott County
Ph. 952/496-8346
Fx. 952/496-8365
1
CITY OF SHAKOPEE k(p
Memorandum
TO: Shakopee Planning Commission
FROM: Julie Klima, Planner II
SUBJECT: Phillip Addition Planned Unit Development (POO)
DATE: July 17, 2003
CASELOG NO.: 03-059
REVIEW PERIOD: May 13 - September 10, 2003
SITE INFORMATION:
Applicant: Tollefson Development
Property Owner: Kathleen Phillip
Location: South ofSTH 169; east of the intersection of 17th Avenue and
Independence Drive
Current Zoning: Planned Residential District (pRD)
Adjacent Zoning: North: Agricultural Preservation (AG)
South: Urban Residential (R-lB)
East: Medium Density Residential (R2)
West: Urban Residential (R-lB)
INTRODUCTION:
Tollefson Development has submitted an application for approval of a PUD located south
of Highway 169 and east ofthe intersection of 17th Avenue and Independence Drive. The
property is zoned Planned Residential District (PRD).
The Planning Commission held a public hearing on this item at its June 19, 2003
meeting. At that meeting, the public hearing was closed and a decision tabled. The
reason for tabling the item was to allow additional time for the applicant to finalize the
design of 1 ih A venue and direction to the applicant to reduce the density to meet the 5
units per acre requirement. The design of 17th A venue has been finalized by the City and
County and a revised drawing depicts the alignment (Exhibit B). The recommended
conditions of approval included with this report do not address benning or other
screening along 1 th Avenue. The Commission should discuss this issue at the July 17
meeting.
1
With regard to the density issue, the applicant would like to further address this item with
the Planning Commission on July 17.
The subject property is 20.41 acres in size. The applicant proposes a total of77 detached
townhomes, for gross density of3.76 dwellings per acre, and an approximate net density of
5.40 dwelling units per acre. The applicant has requested the following variations as part
of the PUD approval.
. 25 foot front yard setback rather than the 30 foot required by the PRD district; and
. Separation of 10 feet between garages rather than the 10 foot setback from property
line (which would allow 20 feet of separation between buildings) required in the
PRD district.
The requirements ofthe underlying zoning district (pRD) require a maximum net density of
5 units per acre. The submitted drawing illustrates a net density of 5.40 units per acre. The
Commission may wish to discuss this variation, as well.
The applicant is also requesting approval of the use of shared driveways as illustrated on
Exhibit B (PUD plan) and described in Exhibit C (the project narrative). Staffhas
incorporated conditions of approval, required by City Code, relative to the shared
driveways.
Staff has not received any comments from the Natural Resources Director on this proposal.
Also accompanying this memo are comments provided by Assistant City Engineer Scott
Smith and Shakopee Public Utilities.
The Commission should discuss the advantages/disadvantages of the proposed variations,
as well as the size and location of open space. The Commission should evaluate if the
requested variations meet the objective of providing the development with a sense of
community, as well as evaluating other issues such as home design, etc. for the proposed
development. Staff has included draft conditions of approval related to the proposed
variations.
CONSIDERATIONS:
1. The purpose of the Planned Unit Development Overlay Zone (POO) section of the
Zoning Ordinance is "to encourage innovation, variety, and creativity in site
planning and architectural design; to maximize development compatibility to
encourage the planning of large parcels of land as a unit; to provide for greater
efficiency in the use of land, streets, and energy; to protect important natural and
cultural landscape features; to preserve open space; and to provide quality living,
working, shopping, and recreating environments for residents and visitors ".
2. Section 11.50, Subd. 4 requires that a PUD designate 15% of the project area as
open space. Open space is common area that can be accessed and utilized by all
2
residents within the development. Open space shall not include any impervious
surface (such as ponding or drainage areas). Therefore, the developer is required
to provide 3.06 acres of open space. The developer has indicated that 3.58 acres
ofland is being designated as open space. However, the Commission may wish to
further review the areas proposed for open space and determine if the areas
proposed meet the spirit and intent ofthe zoning ordinance.
3. Park dedication information for this development will be addressed more
specifically as a part ofthe Preliminary Plat review.
4. The applicant has submitted a landscape plan that shows a total of287 landscape
units to be provided.
5. Sidewalk/trail construction will be required as shown on the submitted plan.
Should the Commission wish to recommend approval of the PUD, staff recommends the
inclusion of the following conditions of approval.
1. Development shall be generally consistent with the development plan attached as
Exhibit B.
2. Common open space areas shall be provided which are available and accessible to
all residents of the development shall be required. These areas shall be owned
and maintained by the homeowners association for this project. Prior to approval
of a final plat for this project, homeowners association documents shall be
submitted to the City Attorney for review.
3. The following variations are approved as a part of this PUD:
a. Front yard setback of 25 feet;
b. 10 foot separation between garages;
c. Net density is allowed at 5.40 units per acre.
4. Sidewalk and trail construction is required as shown on the attached Exhibit B.
5. Shared driveways are approved for the PUD, as shown on Exhibit B, subject to
the following condition:
a. A property owner's association or maintenance agreement for the
driveway must be executed designating the party responsible for
maintaining the driveway, and granting that property the right to assess all
properties benefiting from the driveway for the cost of maintenance, The
agreement also shall grant the City the right to enter and maintain the
driveway when it deems necessary to maintain safe access, and to charge
the cost of such maintenance back to the property owners.
6. The developer shall require and enforce monotony controls to ensure construction
and design of units which compliment one another but provide for diversity. Said
monotony controls shall include, but are not limited to, building design and color.
7. The homeowners association documents shall include a provision allowing use of
the open space areas and equipment by residents of adjoining developments.
3
AL TERNATIVES:
1. Recommend to the City Council the approval of Thomas A. Phillip Addition
Planned Unit Development, subject to the conditions recommended by staff.
2. Recommend to the City Council the approval of Thomas A. Phillip Addition
Planned Unit Development, subject to revised conditions.
3. Recommend to the City Council the denial of Thomas A. Phillip Addition
Planned Unit Development.
4. Continue the public hearing to allow the applicant the time necessary to
provide staff with further information and make the needed revisions to the
Planned Unit Development.
5. Close the public hearing and table a decision in order to allow the applicant
and/or staff time to provide additional information.
STAFF RECOMMENDATION:
Staff recommends Alternative No.1 or 2, approval of the Thomas A. Phillip Addition
Planned Unit Development, subject to the conditions proposed or revised conditions.
ACTION REQUESTED:
Offer and approve a motion recommending approval to the City Council ofthe Thomas
A. Phillip Addition Planned Unit Development, subject to conditions as presented or with
reVISIOns.
g:\boaa-pc\2003\07 -17\pudphillips.doc
4
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SHAKOPEE
COMMUNITY l'RJIlSSINc:E 1657
Planned Unit Development s
for Phillip Addition
r I Zoning Boundary
r .
--- Parcel Boundary
---
~ Parcel Area in Question
b,/-H 113fT G
\ J01111 Oliver & Associates, [nee
Civil Engineering 201 West Trai'elers Trail, Suite 210, Burnsl'i/Ie, MN 55337
Lan d Sun'eying (952) 894-3045 . Fax (952) 894-30-19
Land Planning burn s(!ijoI iverassoc.com
Tollefson Development, Inc.
Phillips 20 acre project - Shakopee, Minnesota
Project Analysis
March 20, 2003
Project Location: The west half of the northeast quarter of the northeast quarter of
Section 17, Township 115, Range 22.
(East of Independence Drive and Monarch Estates, north of 18th
Ave.)
Project size: 20.41 acres gross.
Present zoning: AG
Proposed Zoning: PUD
Project Type: Single family detached town homes
Project Density: 3.78 units/acre -78 units
Proposed Setbacks:
Front - 25' from right of way line
Side dwelling - 20' between building dwelling lines
Side garage - 10' between building garage lines
Drives: Shared (with four exceptions)
This project brings a new product to the City of Shakopee from a building and
development standpoint. The major emphasis of the proposed neighborhood is to
provide a feeling of community incorporating green open space for the residents, a trail
system and sidewalks to connect them to points of leisure and recreation within and
outside of the development. Tennis, basketball, play equipment, rest areas and a
walking environment suited to both relaxation and exercise is being incorporated into the
lifestyle of the development.
The home style will provide a predominant view of home facades rather than garage
doors as pedestrians and vehicles pass by. The view will be of windows, shutters and
trim as all garages (with four exceptions) will be side oriented and will utilize shared
driveways. The shared driveways provide adequate off-street parking for guests, and will
eliminate half of the driveways that normally front onto city streets. This will dramatically
increase the green space along the roadways and provides significantly increased
opportunities for planting of flowers, shrubs and trees. Normal city prescribed road right
of way widths and street sections are planned.
The builder for the project, M.W.Johnson Construction Co., has developed new and
exciting home designs that will compliment the project, neighborhood and the city.
Renderings and plan views have been prepared and are available to the city and staff. .
A PUD is requested to incorporate building separation at garage buildings of 10 feet,
front building setbacks of 25 feet from right of way and the utilization of shared
driveways. These variations from would be normal zoning standards wifl alfow the
improved views home fronts without garage doors from the streets for passers by, fewer
encumbrances of driveway access to the streets, increased green and planting areas
and adequate drive parking areas in front of side loaded garages.
:kJ John Oliver ~ Associates /nc. 'O... ............. e'f' 'IB ff "P:>
I \ Call ..~ Hours before digging
I ; GOPHER STATE ONE CALL
I "Twin Cities Area 651-454-0002
........ MN. Toll Free 1-800-252-1166
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I - 34 - 20 t'j PROPOSED ZONING: P.U.D. GROSS AREA: 20.47 AC. PLOWSHARES ADDITION", I ~ ~
FRONT SEiBACK: 25' fI OF UNITS: 77 . I ....... I..L..
SIDE STREET' SE113ACK: 2.0: UNITS/ACRE(GROSS): ~.76 ::!E W
BUILDING SEPARATION, 20' 0 ....J
GARAGE SEPARATION 10' PROPOSED RQW AREA: 6,22 AC. ~... I ....J
NET AREA: 14.25AC. LEGAL DESCRIPTION ENGINEER/SURVEYOR.. QEVELOPER: ~.. I- ~
fI OF UNITS: 77
UNITS/ACRE(NET): 5....0 The West holf of the Northe<lst ~uorter JOHN OUve:R " ASSOOAJl:S, INC, '/'OLldSON OEYaOPUCNT, INC.
g;. of \he Northeost Ouorter of Section 17. 201 HEST TRAVELERS TRA/~ 17271 KCNYON AVEJ/U.. SUITE: 103
.~. OPEN SPACE REOUIREMENTS Township 115, Ronge 22. Scott County, ~~st':i.. !.IN 55J:r7 LAKEVllLE. UN 55044-
~. PROJECT AREA, 20.47 AC Minnesolo. PHONe: (952) 894-J04S PHON": (952) 435-1010 SHEET NO,
It. 16 REQUIRED OPEN SPACE (15l\): 3.07 AC.' Together with Outlot A, Plowshores FAX: (952) 894-:1049 FAX: (952) 435-1020 I 59' 10.0' ~o' 2 /'
,,; OPEN SPACE SHOWN: 3.34 AC . , OF
I' . Addition. COIITACr: JA Y R, HIU. CONTACr: GARY WOLLSCHLAGEJ< SCALE IN . FEET / ;'
L003 12:49PM TOLLEFSONDEVELOPMENT NO. 454 P. 2
14, D,
Anti..Monotony Code
. The same elevation cannot be used directlv across the street or for two
.-
houses on either side.
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AUG 1 4 2003 ~
By ___.....__
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