HomeMy WebLinkAbout14.A. Concept Review for Phillip Property
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CITY OF SHAKOPEE
Memorandum
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Julie Klima, Planner II
SUBJECT: Concept Review for Phillip Property
MEETING DATE: May 20, 2003
REVIEW PERIOD: March 27 - July 25, 2003
CASELOG NO.: 03-035
DISCUSSION
Tollefson Development has made application for a PUD concept review of a project
proposed on the Phillip property. The subject site is south of Highway 169 and east of
the intersection of 17th A venue and Independence Drive and is approximately 20 acres in
SIze.
The property was rezoned to Planned Residential District (PRD) on May 6,2003. The
site plan presented by Tollefson proposes the construction of detached single family
homes with a townhouse like ownership (meaning that the homeowner would own
approximately 5 feet along the perimeter of the foundation of the structure; the rest of the
land would be held in common ownership by the homeowners association). The garages
are proposed to be side loaded and accessed by shared driveways in all but 4 instances.
Please find attached a copy of the May 8 report to the Planning Commission for further
information.
PLANNING COMMISSION COMMENTS
The following is a list of items identified by the Planning Commission during its review
of this item.
. Concern about the use of monotony controls; particularly measures that would be
in place to control color of structures;
. The provision of screening along 17th A venue, specifically the use ofberming;
.and
. relocation of the basketball court.
ACTION REQUESTED
Provide reaction to the concept plan and direction to the applicant.
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CITY OF SHAKOPEE
Memorandum
CASELOGNO.: 03-035
TO: Shakopee Planning Commission
FROM: Julie Klima, Planner II
SUBJECT: Phillip Property PUD Concept Plan Review
MEETING DATE: May 8, 2003
REVIEW PERIOD: March 27 - July 25,2003
Site Information:
Applicant: Tollefson Development
Property Owner: Kathleen Phillip
Location: South ofTH 169, east ofthe intersection of 17th Avenue and Independence
Drive (see Exhibit A)
MUSA; The site is within the current MUSA boundary.
INTRODUCTION:
Tollefson Development has requested Planning Commission review of a PUD concept plan for the
Phillip property. The subject site is 20.41 acres in size and proposes the construction of78 units.
The proposed density is 3.78 units per acre.
The Planning Commission has previously held a public hearing on the rezoning request for this
property. The requested zoning on the property is PRD and the City Council will be reviewing the
rezoning request at its May 6, 2003 meeting.
The intent of the PUD concept review is to allow an opportunity for the applicant to present their
proposal to the Planning Commission, allowing the Commission to provide feedback on issues
prior to the developer making a formal application.
The development proposes the construction of detached single family homes with a townhouse like
ownership (homeowner would only own approximately 5 feet along the perimeter ofthe structures
foundation; the rest of the land would be held in common ownership by the homeowners
association). The garages are proposed to be side loaded and accessed by shared driveways in all
but four instances.
As a part of the formal PUD request, the applicant will be requesting vmiations to allow the
following:
. Front yard setbacks of 25 feet; and
. Building separation at garage buildings of 10 feet.
The requirements in the underlying zoning district are a front yard setback of30 feet and 10 foot
side yard setbacks (measured from the property line of each property not from the buildings).
The use of shared driveways is allowed by the code subject to a homeowners association being
responsible for maintenance, etc. and is reviewed for compliance at the time of preliminary plat
reVIew.
Staff has received the following comments from various agencies.
. Park and Rec Advisory Board: Accept cash in lieu of parkland dedication; proposed
basketball court should be mitigated with a buffer - vegetation, berming, fencing, etc.;
signage should be installed and a crosswalk painted at the comer of 17th A venue and
Independence Drive.
. Police Department: concerns about the lighting ofthe project (see Exhibit C) and the
, positioning ofthe basketball court.
. Scott Co. Highway Dept.: the residences should be buffered from 17th Avenue and
identified the potential for sight distance problems on 1 ih Avenue.
The followingissues should be addressed in the Commission's discussion;
. The desired locations of sidewalks/trails;
. The use of open space - passive or active recreational areas;
. The sufficiency of the mnount and location of the proposed open space (PUD's require
15%of the project area to be open space. See City Code Section 11.50for definition of
open space);
. The types of residential units proposed;
. Roadway design.
ACTION REQUESTED:
Provide reaction to the concept plan, and direction to the applicant.
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SHAKOPEE
CoMMUNrIY PRID~SlNCE 1857
PUD Concept Review for s
Phillip Addition
o Zoning Boundary
_______~ Parcel Boundary
_ Parcel Area in Question
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Civil Engineering John Oliver & Associates, Inc.
201 West Travelers Trail, Suite 210, BurnsviIIe, MN 55337
Land Surveying (952) 894-3045 . Fax (952) 894-3049
Land Planning b urns@}joHverassoc.com
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To;tefson 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
de.\lelopment 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 will allow 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.
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! CITY OF
i SHAKOPEE MEMO
POLICE DEPARTMENT
DATE: 4-4-03
TO: Julie Klima
FROM: Cody Horner
SUBJECT: Review of ease #03035
Upon review of the proposed developmentsouth ofHwy. 169, east of the intersection of
Independence Dr. and I ih Ave. E., I would like to address two concerns. Firstly, the
positioning of the basketball court is vital. Its current position is questionable because the
observance of past practices. Other housing developments have placed recreational areas near
the boundaries of their properties, behind visual sightlines, and it has been observed that
juveniles utilize these areas to congregate. Additionally, when these juveniles tend to "hang
out" without adult supervision they tend to engage in delinquent acts. It is the reconunendation
of the Shakopee Police Department to place the basketball court next to the tot-lot, so that it is
centrally located in the middle of residential housing. This will allow residents to monitor the
individuals who are using the recreational areas.
The last issue is lighting. It is cmcialto have adequate lighting in condensed residential
housing. Especially near recreational areas. The most important value of good exterior
lighting is that it denies camouflage and the would~be assailant the ability to hide from his
potential victim. Additionally, good lighting provides a psychological deterrent to theft or
assault. The individual who would commit such crimes prefer to operate in darkness where the
probability of detection or apprehension is less. The effects of good exterior lighting can be
summarized as safety, security, identification, attraction, beautification, environmental integrity
and utility. It is essential to bear in mind that all of these effects are influenced by fixture and
system design. I understand that this project is in its infancy, but it is highly recommended that
adequate lighting is installed on the property.
If you have any questions please do not hesitate to contact me.
/
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.. ~COTT COUNTY PUBLIC WORKS DIVISION
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~ /, f. HIGHWA Y DEPARTMENT' 600 COUNTRY TRAIL EAST' JORDAN, MN 55352-9339
..Scott (952) 496-8346 . Fax: (952) 496-8365 . www.co.scott.mn.us
LEZLlE A. VERMILLION
PUBLIC WORKS DIRECTOR
BRADLEY J. LARSON
COUNTY HIGHWAY ENGINEER
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Julie Klima 11]\1'
City of Shakopee !';;~-!~::;:'--;:;;;;;:;::;;;;;:::::::::_.:::;:;;::::;.:;;::;;;;~l
129 South Holmes Street
Shakopee, MN 55379
RE: Concept Plan, 17th Avenue
Phillip Addition
Dear Julie:
We have reviewed the concept plan and offer the following comments:
. We have a concern with the potential safety implications at the intersection of 17th Avenue and the proposed
full access. The intersection proposed is located at a point that could create sight distance problems for the
intersection at the inside of the curve on 17th Avenue. We would recommend that long term solution to this
would be a right in/right out only at this location. We acknowledge a raised median at this intersection would
have an impact to the development at this time. We recommend a striped left turn lane at this intersection
location until supporting local streets are developed to provide full access to the property north of 17th Avenue.
At that time the left hIm lane would be reconstructed into a raised median. The County would be happy to
discuss the issues related to this proposal with the City further before preliminary plat of this development.
. Noise issues will arise as traffic levels increase. Any plan should consider buffering the residential property
from 17th Avenue.
Thank you for the opportunity to comment at the concept level stage. rfyou have any questions, please feel free to
contact me.
Sincerely,
~~
Craig Jenson
Transportation Planner
Email: Brian Sorenson, County Transportation Engineer
Bruce Loney, City of Shakopee
Michael Leek, City of Shakopee
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BUILDING SEPARATION' 20' ~ ...J
GAR A '. PROPOSEO ROW AREA: 6.65 AC. \.
GE SEPARATION 10 NET AREA: 13.75 AC. LEGAL OESCRIPnON ENGINEER/SURVEYOR: DiVELOPER; .... ~
# OF UNITS. 78
UNITS/ACRE(NEf): 5.67 The West half of the Northeost Ouorter JOHH OUVVl &' ASSOCIATES. tHC. TO:.J.E'SON OrvEl.OPAfEJ/r, INC.
of the Northeast Ouorter of Sect;on 17. 20/ WE"ST TRA vaERS TRAIL 17271 KENTON A ~NUE. SlJITE 103
J)PEN SPACE REOUIREMENTS T?wnsh;p '15, Ronge 22, Scott County. SUITE 200 55337 I.AKEVlLlE. MN 55044
Mmne,olo. BURHSVll.!.E. MH. PHONE: (952) 435-10/0 SHEET NO. ./
16 PROJECT AREA: 20.41 AC. PHONE: (952) 89<1-30.5 F~X: (952) 435-'020 0 50' 100' 150' 1 ./
REQUIRED OPEN SPACE (157.): 3.06 AC. FAX: (952) 89<1-3049 I ' , I OF
OPEN SPACE SHOWN: 3.74 AC. r""'nr,. .I4Y I> Hili CONTACT.' GART WOlLSCHLAGFJ/ _~.. ~ ... __ /' <: