Shakopee Planning Commission

February 9, 2017

FROM: Mark Noble

TO: Planning Commission

Subject:
Public Hearing - Caselog #17-002, Rezone property to R-1B, R-2, R-4 & B-1; Reguide property to Single Family, Medium
Density & High Density Residential, and Commercial; Establish a PUD Overlay District for a proposed mixed use
development, and approve the Preliminary Plat of Windermere.
Policy/Action Requested:
Open the public hearing and take public comment, but table the public hearing to the March 9th meeting.
Recommendation:
Staff request that the Planning Commission take public comment, discuss the project and provide direction to staff, with
their input to be incorporated into resubmitted plans for their consideration at the March 9, 2017 meeting.
Discussion:
D.R. Horton, Inc. - Minnesota has made application to Rezone property to R-1B, R-2, R-4 & B-1; Reguide property to Single
Family, Medium Density & High Density Residential, and Commercial; Establish a PUD Overlay District for the proposed
mixed use development, and approve the Preliminary Plat of Windermere. The subject property is approximately 77 acres,
and is located south of Hwy. 169, west of Marystown Rd., directly west and north/west of 17th Avenue.

Attached to this report is the applicants concept plan for this development, which conceptually shows 189 residential lots,
two (2) commercial lots for future development, and one (1) lot for future multi-family development. Planning staff notes
that the 16 single family lots proposed in the southwest segment of this project are acknowledged as future lots, and can not
be final platted until development occurs to the south and west of that property. Regarding the multi-family lot, the R-4
zoning district was adopted by the City Council in December of 2015, which would allow (with a density allowance) 14-28
units/acre. No project is proposed for this site at this time, and it will be platted as an outlot until future development
proposals are submitted, as will the B-1 commercial outlots. Planning staff recommends that Outlots B & C be split into at
least 4 outlots for the future commercial development.

Staff, the applicant and outside agencies have spent considerable time reviewing and discussing this submittal, and staff
anticipates the resubmittal of revised plans in the near future that address a number of the design topics that have been
discussed. At this time, staff asks that the Planning Commission open the public hearing and take public comment, but table
the public hearing to the March 9th meeting. Staff also asks for comments from the Commission for discussion and
direction, with their input to be incorporated into the resubmitted plans.

This property was part of the West End Study Area, which staff, the public, the Planning Commission and the City Council
have reviewed and approved. The plan submitted generally follows the approved plan, particularly concerning the location
of commercial, multiple family and single family parcels. The road and trail alignments had to be adjusted from the West
End Study due to grading factors, in an effort to bring roads and trails/walks into compliance with City and County design
standards, particularly regarding allowed slopes.

Elements of the project that the applicant is asking for specific approval (as part of the PUD) include the following:
1. 7 foot minimum side yard setbacks in single family lots, were 10 feet is the minimum requirement.
2. Density of 10.5 units/acre in the townhome segments, where a maximum of 8 units/acre is the City Code
requirement.
3. 7 unit townhome buildings, where 6 units is the maximum allowed by City Code.

4. 20 foot minimum front yard setbacks in the townhome lots, where 35 feet is the minimum requirement.
 4. 20 foot minimum front yard setbacks in the townhome lots, where 35 feet is the minimum requirement.
5. Any combination of 20 feet between townhome buildings (total), where 10 feet is the minimum side yard setback.
6. Right-of-ways and public streets widths less than the minimum requirements.
7. Street grades that exceed the maximum slope requirements.
8. Overlength cul-de-sacs.

Several review agencies (City Engineering, Natural Resources and Parks & Recreation, SPUC, Scott County, and MnDOT)
have provided comments and the applicant is working with the agencies to address their comments, particularly concerning
park and trail design and the design of 17th Avenue and the intersection of Windermere Way and Marystown Road/Hwy. 169
on-off ramp. Planning staff anticipate a number of the initial comments will be addressed in the resubmitted plans, with
revised conditions to be submitted by agencies for inclusion in the draft resolution for consideration at the March 9th
meeting. It should be noted that the Planning Commission and City Council have significant design review discretion as part
of the PUD and plat approval process.
Budget Impact:
N/A
ATTACHMENTS:

Plat & Landscape Plans

Site Aerial