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Home My WebLink About4A Lake Ridge PUD Amend PC Report4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: AGENDA #: PREPARED BY: PRESENTED BY: AGENDA ITEM: DISCUSSION: APRIL 17, 2017 4A JEFF MATZKE, PLANNER CASEY MCCABE, COMMUNITY DEVELOPMENT SPECIALIST MAJOR AMENDMENT TO THE SHEPHERD’S PATH FINAL PLANNED UNIT DEVELOPMENT PLAN Introduction The Planning Commission will hold a public hearing to consider recommending a zoning application to the City Council. Lake Ridge Apartments LLC has ap- plied for approval of a major amendment to the Planned Unit Development (PUD) known as Shepherd’s Path. The area of consideration for the major PUD Amendment applies to an undeveloped 10.5-acre parcel (Outlot A) located north of CSAH 42 and west of McKenna Road. The applicant will also submit a Final Plat to the City Council to create 3 lots for this property. History The original Planned Unit Development Plan for Shepherd’s Path was approved by the City Council on 12/05/05 for the Preliminary Plan and on 6/26/06 for the Final Plan. The Final Plan is shown in Attachment #1, which shows a mixed- use development with a church, YMCA senior housing, commercial, youth cen- ter, public park, and a private soccer dome/hockey rink. Approximately 35% of the planned 443 senior housing units have been completed, as well as the church, YMCA, and youth center. In December of 2016 the City Council approved a major PUD Amendment to allow a 151-unit apartment building on Outlot A as shown in Attachment #2. Since this approval, the Lake Ridge Apartments LLC has concluded that they would like to propose a different site design of 3 apartment buildings (50 units each) versus the previously approved 1 building (151 units). Therefore, they are proposing a new major PUD Amendment for the redesigned site plan. Current Circumstances Subsection 1106.711 of the Zoning Ordinance addresses amendments to an approved PUD, which are classified as either minor or major. In this case, add- ing more housing units classifies this as a major PUD amendment; such amend- ments must be reviewed by the Planning Commission with a public hearing, fol- lowed by approval by the City Council. . 2 As shown in Attachment #3, this parcel is guided for Urban High Density (R-HD) Residential in the 2030 Comprehensive Land Use Plan. Therefore, this pro- posed multifamily housing project follows the Comprehensive Plan with an esti- mated net density of 16.3 units per acre (9.2 net acres). The R-HD land use district establishes a density range from 7.1 - 20.0 dwelling units per acre. The parcel is zoned PUD. The 150-unit apartment project plans are provided in Attachments #4 and #5, which shows three separate 3-story buildings with underground parking. A sum- mary of the multifamily housing project is as follows: 1. Total gross site area = 10.47 acres 2. Total net site area (Lot 1) = 2.45 acres 3. Total green space, including wetland = 6.47 acres (61.8%) 4. Total Building size (footprint) = 64,755 square feet 5. Units = 15 Studio; 45 1-bedroom; 72 2-bedroom; 18 2-bedroom+den 6. Housing net density = 16.3 units per acre (R-HD range = 7.1 – 20.0) 7. Parking = 150 underground; 158 surface; 36 detached garages; total parking spaces = 352 at a 2.34 per unit ratio Conclusion The impact of the amended PUD Plan is to add more housing units into this 71- acre mixed use development. The whole area was previously guided from high density residential development and later amended to include two parcels guided for commercial (Outlots B and D). Therefore, amending the PUD Plan to maintain a high density residential land use in Outlot A in compliance with the city’s land use plan. The recently completed Maxfield Housing Needs Assessment for Scott County shows a market demand of 698 multifamily market rate rental units between 2017 and 2040 in Prior Lake. That figure is nearly 64% of the total rental housing demand during that 24-year period, with the remainder being associated with some level of rent subsidy program. This project will provide a mix of apartment units on three floors, including studio (552 SF), 1-bedroom (740 SF or 820 SF), 2-bedroom (1,149 SF), and 2-bedroom plus (1,260 SF) units. The monthly mar- ket rents for these units will range from approximately $1,000 to $2000. Amen- ities include a fitness room, sauna, lounge, party room and outdoor patio/ga- zebo. No pool is being planned due the YMCA nearby. Staff recommends the following conditions with this Final PUD Plan approval: 1. The final project development plans shall be subject to the full site plan re- view process as identified in Subsection 1108.900 of the Zoning Ordinance. 2. The existing sidewalk on the west side of McKenna Road, southerly of its intersection with North Berens Road, shall be extended to CSAH 42. ISSUES: A PUD offers flexibility in many areas, some of which include such aspects as setbacks, building heights, and densities. However, this apartment project fits within the normal criteria of a R-3 High Density Residential District, including maximum height of 4 stories, building setbacks, parking ratios, and net housing density. The primary issue is whether additional multifamily housing units is a positive change to the approved PUD. The city benefits from additional multifamily hous- ing units that serve the needs of a (non-senior, general occupancy) population looking for rental options. All other housing units that have been approved in 3 this PUD are targeted to the senior population. A market rate complex with amenities has not been constructed in Prior Lake in over ten years. This location will be a benefit to employees working in various businesses within Prior Lake, Shakopee and Savage. ALTERNATIVES: 1. Motion and a second to recommend approval of an amendment to the Shep- herd’s Path Final PUD Plan related to Outlot A to include a 150-unit apart- ment complex in place of a 151-unit apartment building. 2. Motion and a second to table this item to another Planning Commission meeting and provide staff/developer with further direction. 3. Motion and a second to recommend denial of the PUD amendment applica- tion based on findings of fact. RECOMMENDED MOTIONS: Alternative #1 ATTACHMENTS: 1. Approved PUD Plan and Land Use Program (2006) 2. Approved PUD Amendment – Lake Ridge Apartments (2016) 3. Comprehensive Land Use Plan and Zoning Map 4. Lake Ridge Apartment project plans 5. Lake Ridge Apartment unit design / underground parking 140TH ST NW M C K E N N A R D N W N O RT H B E R E N S R D N W Haas Lake Ü Lake Ridge Apartments PUDLocation Map LOWER PRIOR LAK E GD (904) PIKE LAKE NE (820.5) HAAS LAKE NE (907.3) 140TH ST NE140TH S T N W Lower Prior Lake SUBJECTPROPERTY SUBJECTPROPERTY Studio 14 One Bedroom 50 Two Bedroom 75 Two Bedroom and Den 12 Total 151 LAKE RIDGE T H Eu r b a nST U D I O Prior Lake 2030 Comprehensive Land Use Plan Shepherd’s Path PUD Area Prior Lake Zoning Map (2016) Shepherd’s Path PUD Area