HomeMy WebLinkAbout12.B. Request to Extend MUSA, and Rezone Property-Res. No. 6415-Ord. No. 758
12 ' 6,
CITY OF SHAKO PEE
Memorandum
CASE NO.: 06-036
TO: Honorable Mayor and City Council
Mark McNeill, City Administrator
FROM: Mark Noble, Planner II
SUBJECT: Request to Extend MUS A, and Rezone Property from Agricultural
Preservation (AG) Zone to Medium Density Residential (R-2) Zone
MEETING DATE: May 2,2006
REVIEW PERIOD: February 24,2006 - June 23,2006
INTRODUCTION:
Terry Hauer, Gene Hauer Farms, has made application to extend Metropolitan Urban Service
Area (MUS A) to property located south ofHwy. 169, east of Brittany Village 5th Addition, and
west of KillarneyHills Subdivision, and to rezone the property from AgriculturalPreservation
(AG) Zone to Medium Density Residential (R-2)Zone (Exhibit A).
DISCUSSION:
At the Planning Commission meetings the Commission discussed rezoning a portion of the
property to Urban Residential (R-1B) Zone, which is a single-family detached residential district.
Staffmet with the applicant, who agreed to modify the application to suggest that if desired, that the
southerly 200 feet of the westerly section and the southerly 200 feet of the west half of the easterly
section be rezoned toR-1B Zone, with the balance to be rezoned toR-2. This would allow for a
buffer between a potential medium density development to the north and the existing single-family
residences and the detached townhouse development located adjacent to the south.
The property is located north of 17th Avenue, with access to the property proposed from extensions
of existing Downing Avenue, EnglandWay, Philipp Way, and Philipp Drive. There most likely
will also be future access points connecting to the property to the East (Killarney Hills
Subdivision). Presently, there is approximately 3.6 acres of parkland (dedicated but not developed)
located in the Killarney Hills Subdivision that could provide recreational opportunities in this area,
provided adequate access roads/trails are constructed. Ifthis application is approved, the next step
in the process would be for a submittal of a preliminary plat. application for review and approval by
the Planning Commission and City Council. Itis anticipated that development of this property will
occur in phases, beginning with the westerly section ofland.
Staffhas received a letter from a property owner who lives in Monarch Estates, a single-family
developmentlocated adjacent (south) to the subject property. Thatletter is attached for the
Council's information.
ALTERNATIVES:
1. Approve Resolution No. 6415, a resolution approving the request to extend MUSA to the
subject property.
2. Approve Ordinance No. 758, an ordinance approving the request to rezone the subject property
from Agricultural Preservation (AG) Zone to Medium Density Residential (R-2) Zone, except
for the southerly 200 feet of the westerly section and the southerly 200 feet ofthe west half of
the easterly section, which shall be rezoned to Urban Residential (R-1B) Zone.
3. Approve Resolution No. 6415, a resolution approving the request to extend MUSA to the
subject property, with modifications.
4. Approve Ordinance No. 758, an ordinance approving the rezoning request to the same property
from Agricultural Preservation (AG) Zone to Medium Density Residential (R-2) Zone, except
for the southerly 200 feet ofthe westerly section and the southerly 200 feet of the west half of
the easterly section, which shall be rezoned to Urban Residential (R-IB) Zone, with
modifications.
5. Deny the request to extend MUSA to the subject property and direct staffto prepare the
appropriate resolution.
6. Deny the request to rezone the same property from Agricultural Preservation (AG) Zone to
MediumDensity Residential (R-2) Zone, and direct staffto prepare the appropriate ordinance.
7. Table the matter and request additional information from the applicant and/or staff.
VISIONING RELATIONSHIP
This action supports:
Goal D: "Vibrant, resilient and stable "
PLANNING COMMISSION RECOMMENDATION:
The Planning Commission reviewed this request at their April 20, 2006 meeting, and by a 6-1 vote,
recommended approval of the request to extend MUSA to the subject property and to rezone the
property to Agricultural Preservation (AG) Zone to Medium Density Residential (R -2) Zone, except
for the southerly 200 feet ofthe westerly section and the southerly 200 feet ofthe west half ofthe
easterly section, which shall be rezoned to Urban Residential (R-1B) Zone. A copyof the Planning
Commission's report is attached for the Council's information.
ACTION REQUESTED:
Approve Resolution No. 6415, a resolution approving the request to extend MUSA to the subject
property, and approve Ordinance No. 758, an ordinance approving the rezoning request to the same
property from Agricultural Preservation (AG) Zone to Medium Density Residential (R-2) Zone,
except for the southerly200 feet of the westerly section and the southerly 200 feet of the west half
of the easterly section, which shall be rezoned to Urban Residential (R-1B) Zone.
~
Planner IT
RESOLUTION NO. 6415
A RESOLUTION OF THE CITY OF SHAKOPEE APPROVING A REQUEST TO
AMEND THE COMPREHENSIVE PLAN TO EXTEND MUSA TO PROPERTY
LOCATED SOUTH OF HIGHWAY 169, EAST OF BRITTANY VILLAGE 5TH
ADDITION, AND WEST OF KILLARNEY HILLS SUBDIVISION
WHEREAS, Gene Hauer Farms, applicant and property owner, has requested an
amendment of the Comprehensive Plan to extend MUSA to the property as described below; and
WHEREAS, the subject property is legally described as:
That part of the Southwest Quarter of the Southeast Quarter, and the Southeast Quarter of the
Southeast Quarter, and the Northeast Quarter of the Southeast Quarter, all of Section 8,
Township 115, Range 22, Scott County, Minnesota lying southerly of the Southerly Right-of Way
line of MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT-OF-WA Y PLAT NO. 70-7
as onfile and of record in the Office of the County Recorder; and
WHEREAS, notices were duly sent and posted, and a public hearing was held before the
Planning Commission on April 6, 2006, atwhich time all persons present were given an
opportunity to be heard; and
WHEREAS, the City Council heard the matter at its meeting on May 2,2006; and
NOW, THEREFORE BE ITRESOL VED, that the City Council ofthe City of
Shakopee hereby adopts the following findings of facts relative to the above-named request:
GOAL #1:
Growth and expansion of that portion of Shakopee served by public services shall be controlled and
focused to maintain the City's fiscal soundness consistent with other community-wide goals.
GOAL #2:
This propertyis currently within the City limits; therefore, this not a request for an annexation.
This property shall be treated fairly relative to taxes and the provision of service.
Policies:
a. Development of this property is consistent with Goal #1 above.
b. This property is located where utilities and community facilities can be efficiently
located or extended.
c. Extending MUSAto this property is timed to enhance the City's ability to plan for,
develop, andJoracquire new utilities and public facilities.
d. Extending MUSA to this property is timed to coincide with the availability of
utilities and community facilities, or shall be coordinated with plans. to provided
utilities and community facilities.
I
e. The City has determined that in extending MUSA to this property, it Will be
suitable for development within the timeframe being considered.
f. Granting MUSA to this property is undertaken to better react to the marketplace
and to serve the community as a whole.
BE IT FURTHER RESOLVED, that the request to amend the Comprehensive Planto
extend MUSA to the property described above is hereby approved.
Passed in regular session of the City Council of the City of Shako pee, Minnesota, held this
day of ,2006.
Mayor of the City of Shako pee
Attest:
Judith S. Cox, City Clerk
06036HauerMUSA
ORDINANCE NO. 758, FOURTH SERIES
AN ORDINANCE OF THE CITY OF SHAKOPEE, MINNESOTA,
AMENDING THE ZONING MAP ADOPTED IN CITY CODE SEC. 11.03 BY REZONING
LAND LOCATED SOUTH OF HIGHWAY 169, EAST OF BRITTANY VILLAGE 5TH
ADDITION, AND WEST OF KILLARNEY HILLS SUBDIVISION FROM
AGRICULTURAL PRESERVATION (AG) ZONE TO MEDIUM DENSITY (R-2) ZONE
AND URBAN RESIDENTIAL (R-1B) ZONE
WHEREAS, Gene Hauer Farms, applicant and property owner, has requested the
rezoning of property from Agricultural Preservation (AG) Zone to Medium Density Residential
(R-2) Zone, except for the southerly 200 feet of the westerly section and the southerly 200 feet of
the west half ofthe easterly section, which shall be rezoned to Urban Residential (R-IB) Zone;
and
WHEREAS, the subject property is legally described as:
That part of the Southwest. Quarter of the Southeast Quarter, and the Southeast Quarter of the
Southeast Quarter, and the Northeast Quarter of the Southeast Quarter, all of Section 8,
Township 115, Range 22, Scott County,. Minnesota lying southerly of the Southerly Right-of- Way
line of MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT-OF-WAY PLAT NO. 70-7
as on file and of record in the Office of the County Recorder; and
WHEREAS, notices were duly sent and posted, and a public hearing was held before the
Planning Commission on April 6, 2006, at which time all persons present were given an
opportunity to be heard; and
WHEREAS, the City Council heard the matter at its meeting on May 2, 2006; and
NOW, THEREFORE BE IT RESOLVED that the City Council of the City of
Shakopee hereby adopts the following findings offacts relative to the above-named request:
Finding No.1: The original Zoning Ordinance is not in error.
Finding No.2: Significant changes in community goals and policies have not taken
place.
Finding No.3: The request would provide single-family residential lots adjacent to
existing single-family lots and detached townhouses, with multi-
family residences proposed along Highway 169, consistent with the
development pattern approved adjacent to the west.
Finding No.4: Zoning ofthe subject property to Urban Residential (R-IB) Zone
and Medium Density Residential (R-2) Zone is generally consistent
with the adopted Comprehensive Plan.
BE IT FURTHER RESOLVED, that the request to rezone the property from
Agricultural Preservation (AG) Zone to Medium Density Residential (R-2) Zone, except for the
southerly 200 feet of the westerly section and the southerly 200 feet of the west half of the
easterly section, which shall be rezoned to Urban Residential (R-1B) Zone, is hereby approved.
Passed in regular session of the City Council of the City of Shako pee, Minnesota, held this
day of ,2006.
Mayor of the City of Shakopee
Attest:
Judith S. Cox, City Clerk
Published in the Shakopee Valley News on the day of ,20_.
. H: \CC\2006\06036HauetRezoning
April 25, 2006
Mayor Schmidt and City Council Members
City Hall
129 HolmesSt. S
Shakopee, MN 55379
Damian and Erin Drummer
2750 King Ave.
Shakopee, MN 55379
Re: Proposed re-zoning of Gene Hauer Property South 0[169
Background on our property:
My husband and I are cun-ently gathering information to pursue our builder regarding a
lack of disclosure and misrepresentation of a 33 foot utility easement on our property.
Windwood homes built our home exactly 33 feet from the back of our propeliy. This
easement means that we can not build a deck on our home.. . something that we made
clear totlle builder we wanted to do prior to constmction and were even told after
completion to "just put one up anyway no one really checks, but don't say we told you
to". We now have a door offof our living room (10 feet offthe ground) that can go no
where. Wefeel that this issue we are now dealing with is a direct result of both
misconduct by the builder and a major oversight by the person or persons with the City
that approved the construction of our home as designed for this particular lot.
As a part ofthis issue, last summer we found a large pink circ1espray-painted on the
grass in our backyard. Upon calling the City, we found out about the easement and the
manhole cover that was somehow buried beneath the ground when there was a
"miscalculation" in the grading of our property. We were told that this manhole cover
would be exhumed and would end up sitting level with the ground in our backyard. To
date this has not been done yet. I was also informed of a proposed 5 year plan that would
be for servicing this sanitary sewer system. There would be a vehicle with tank like
wheels thatwould drive on our property and inspect, clean and maintain the sewer system
from our backyard. This is the reason that we can not build a deck, put up a fence or
really do much landscaping of any kind to our property.
Proposed Re-zoning issue:
My husband Damian and I attended the April 6th planning commission meeting regarding
the re-zoning of the property just north of our home. It was originally proposed that the
entire area would be zoned for town homes. During the meeting on April 6th, it was
suggested by Mark Noble that the property or at least a portion of the property be zoned
as RIB which is the same zoning as our home. We were very pleased with this
recommendation but we still spoke to reiterate our concerns regarding the appearance of
an island of single family homes amidst an ocean oftown homes, the traffic and outlet
concerns and the depreciation effect on the value of our home. At the close of the
meeting, it was "our" (mine, my husband and several neighbors) understariding that the
meeting was being continued and we would be able to speak again to the issue of what
should and could be done to address our concerns at the following meeting.
I received a call (per my request) on Thursday April 20th from Mark Noble regarding the
newest proposal that 200 feet of the property that is directly adjacent to ours would be
zoned for single family homes and a large road and the rest would be town homes. The
neighbors and I sat through 1 hour and 45 minutes of the meeting that night regarding the
proposed I-state trucking facility (item #1 on agenda) and listened patiently to all
interested residents address their concerns. At the open ofthe meeting regarding the re-
zoning of the Hauer property (item #2) it was stated that the meeting was closed to the
public. This news was greatly upsetting to me and to the neighbors. Weare average
citizens, and are not savvy to the workings ofthe planning commission. Now when it
was time for us to have an opportunity to address the newest proposal it was "closed to
the public". We were told that this issue is now to go to the City Council to be heard. We
would like to be notified of any such hearing and would hope that all neighbors
would be given an opportunity to speak their behalf.
We are asking the Council to help us preserve our property value by designating the land
north of our home and south of 169 as RIB for single family homes only. Our concerns
are:
. Very small single family subdivision surrounded on the West, East and North by
all town homes
. Drastic increase of traffic caused by town home residents using the England Way
entrance in lieu of other possible entrances proposed because of ease of access.
. Depreciation in the value of our home being surrounded by town homes instead
of having one large subdivision of all single family RIB homes.
Proposal:
We would like to propose that all of the property at issue be entirely designated as RIB
single family homes with the exception of a small row of town homes that would back up
to 169 near the power lines. As mentioned by one of the Commissioners, someone may
not wish to purchase that property for a single family home but would be fine for town
homes. We envision Monarch Estates and the new subdivision as a smaller version of
SouthBridge, an area that at some points backs up to 169 but also offers similar priced
homes to those in Monarch Estates. It is also our understanding that there are potentially
several easement issues that could be involved in the platting of the proposed property.
We would think it would be much easier to preserve easement areas with individual
homes with larger yards when necessary than to attempt to design huge strips of town
homes that may possibly encroach an easement area.
Thank you for your time . and consideration,
Damian and Erin Drummer
#
CITY OF SHAKOPEE
Memorandum
CASE NO.: 06-036
TO: Shakopee Planning Commission
FROM: Mark Noble, Planner IT
SUBJECT: Request to Extend MUSA, and Rezone Property from Agricultural
Preservation (AG) Zone to Medium Density Residential (R-2) Zone
MEETING DATE: Apri120,2006
REVIEW PERIOD: February 24, 2006 - June 23, 2006
Site Information:
Applicant: Terry Hauer, Gene Hauer Farms
Property Owner: Gene Hauer Fanus
Location: South ofHwy. 169, East of Brittany Village 5th Addition, and West of
KillameyHills Subdivision
Adjacent Zoning: North: Highway 169
South: Urban Residential (R-1B) ZonelMedium Density Residential (R-
2) Zone, Planned Residential (pRD) Zone
East: Rural Residential (RR) Zone
West: Medium Density Residential (R-2) Zone
Acreage: 80.64 acres
Compo Plan: Medium Density Residential
MUSA: The applicant is requesting extension of MUS A to include the easterly
portion ofthe subject property. The property is within the Phase I MUSA
area approved by the Council with the Comprehensive Plan Update
Attachments: Exhibit A: ZoningILocation Map
Exhibit B: Site Survey
Exhibit C: City Engineering Memorandum
Exhibit D: Shakopee Public Utilities Commission Memorandum
Exhibit E: Center Point Energy Pipeline Plan
I
INTRODUCTION:
Terry Hauer, Gene Hauer Farms, has made application to extend Metropolitan Urban Service
Area (MUSA) to property located south ofHwy. 169, east of Brittany Village 5th Addition, and
west of Killarney Hills Subdivision, and to rezone the property from Agricultural Preservation
(AG) Zone to Medium Density Residential (R-2) Zone (Exhibit A).
DISCUSSION:
At the April 6, 2006 Planning Commission meeting, the Commission discussed rezoning a portion
of the property to Urban Residential (R-IB) Zone, which is a single..family detached residential
district. Staffhas met with the applicant, who has agreed to modify the application to suggest that
if desired, that the southerly 200 feet of the westerly section and the southerly 200 feet of the west
half of the. easterly section be rezoned to R-1B Zone, with the balance to be rezoned to R-2 (see
Exhibit E for proposed revised zoning boundaries). This would allow fora buffer between a
potential medium density development to the north and the existing single-family residences and
the detached townhouse development located adjacent to the south.
The property is located north of 17th A venue, with access to the property proposed from extensions
of existing Downing Avenue, England Way, Philipp Way, and Philipp Drive. There most likely
will also be future access points connecting to the property to the East (Killarney Hills
Subdivision). Presently, there is approximately 3.6 acres of parkland (dedicated but not developed)
located in the Killamey Hills Subdivision that could provide recreational opportunities in this area,
provided adequate access roads/trails are constructed. If this application is approved, the next step
in the process would be for a submittal of a preliminary plat application for review and approval by
the Planning Commission and City Council. . It is anticipated that development of this property Will
occur in phases, beginning with the westerly section ofland.
FINDINGS:
The following Goals and Policies contain provisions for the granting of MUS A only if all of the
following circumstances are found to exist. Failure to comply with all goals and policies shall
result in the denial of the request.
'GOAL #1:
Growth and expansion of that portion of Shakopee served by public services shall be controlled and
fbcusedto maintain the City's fiscal soundness consistent with other community-wide goals.
A portion ofthis property is already located within the MUSA boundary (Exhibit B). The
balance of the property is located outside the MUSA area, but it is. guided medium density and
has several existing multi-family and single-family developments bordering the property in
question. Planning staff believe that this application meets the criteria of Goal #1.
The criteria required for the granting of a Zoning Ordinance Amendment are listed below with
proposed findings for the Planning Commission's consideration.
Criteria #1 That the original Zoning Ordinance is in error;
Finding #1 The original zoning ordinance is not in error.
Criteria #2 That significant changes in community goals and policies havetaken place;
Finding #2 Significant changes in community goals and policies have not taken place.
Criteria #3 That significant changes in City-wide or neighborhood development patterns
have occurred; or
Finding #3 The request, as revised, would provide single-family.residentiallots adjacent to
existing single-family lots and detached townhouses, with multi-family residences
proposed along Highway 169, consistent with the development pattern approved
adjacent to the west.
Criteria #4 . That the comprehensive plan requires a different provision.
Finding #4 Zoning of the subject property to Urban Residential (R-1B) Zone and Medium
Density Residential (R-2) Zone is generally consistent with the adopted
Comprehensive Plan.
The City Clerk has commented that the Planning Commission and City Council should consider
whether rezoning a portion of this property for single family lots would be appropriate,
particularly along the south and east sides of the property.
City Engineering has provided a memorandum (Exhibit C), commenting that after reviewing this
application, they recommend approval subject to the following conditions:
1. The applicant shall work with City staff to provide ari adequate street. layout for the listed
properties as well as future access to adjacent properties.
2. The Shakopee Public Utility Commission (SPUC) . shall approve. the. watermain system
necessary to serve the property. The applicant shall work with staff to coordinate all
necessary trunk watennain extensions through the property.
3. The City of Shakopee shall approve the sanitary sewer system necessary to serve the
property. The applicant shall work with staff to coordinate all necessary extensions through
the property.
. 4. The City of Shakopee shall. approve the storm sewer system necessary to serve the property.
The applicant shall work with City staff to develop an acceptable storm water management
plan and the. applicant shall also work with City staff to coordinate all necessary extensions
through the property.
SPUC has recommended approval subjectto the comments addressed in their memorandum
(Exhibit D), including a note that a 16" (east-west direction) and a 12" (north-south direction)
trunk watennain are planned to be extended across these parcels, with ShakopeePublic Utilities
paying oversizing per policy. .. The applicants should contact SPUCregarding any questions they
may have about the comments.
The concerns raised by Engineering and SPUC would need to be addressed at platting, rather
than as conditions of approval of this request.
CenterPoint Energy has commented that there is a high-pressure natural gas transrilission pipeline
that crosses the property (Exhibit E). .The applicant will need to take appropriate measures to
address this pipeline.
VISIONING RELATIONSHIP
This action supports:
Goal D: "Vibrant, resilient and stable"
ALTERNATIVES:
1. Recommend to the City Council the approval of the request to extend :MUSA to the subj ect
property, and to rezone the same property from Agricultural Preservation (AG) Zone to
MediUll). Density Residential (R-2) Zone.
2. Recormnend to the. City Council the approval of the request to extend MUSA tothe subject
property, and to rezone the same property from Agricultural Preservation (AG) Zone to
Medium Density Residential (R -2) Zone, except for the southerly 200 feet of the westerly
section and the southerly 200 feet of the west half of the easterly section, which shall be
rezoned to Urban Residential (R-IB) Zone.
3. Recommend to the City Council the denial of the request to extend MUSA to the balance of
the subject property, and to rezone the same property from Agricultural Preservation (AG)
Zone to Medium Density Residential (R-2) Zone.
4. Continue the public hearing and request additional mformationfromthe applicant or staff.
5. Close the public hearing, but table the matter and request additional information.
STAFF RECOMMENDATION:
Staff recommends approval ofthe request to extend MUSA to the subject property, and to rezone
the same property from Agricultural Preservation (AG) Zone to Medium Density Residential (R-2)
Zone, except for the southerly 200 feet of the westerly section and the southerly 200 feet of the west .
half of the easterly section, which shall be rezoned to Urban ResidentiaI(R-1B) Zone.
ACTION REQUESTED:
Offer and approve a motion to make a recommendation to the City Council the approval of the
request to extendMUSA to the subject property, and.to rezone the same property from Agricultural
Preservation (AG) Zone to Medium Density Residential (R-2) Zone, except for the southerly 200
feet of the westerly section and the southerly 200 feet of the west half of the easterly section, which
shall be rezoned to Urban Residential (R -lB) Zone.
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City of Shakopee
Memorandum
TO: Mark Noble, Planner II {,:o~
FROM: Joe Swentok, Project Engineer ~~
SUBJECT: Rezoning - Agriculture (AG) to Medium D
PID NO.: 27~908002~1,47-908069~O,27-908003-0
CASE NO.: 06036
DATE: . March 7, 2006
The application indicates a request to rezone the above refe;renced properties from Agriculture
(AG) to Medium Density Residential (R-2). The parcels. are located North of the Monarch
Estates and the Thomas A. Philipp Additions.
Should the City wish to approve the Comprehensive Rezoning request, the engineering
department offers the following comments:
Street Construction
The applicant shall work with City staff to provide an adequat~ street layout for the listed
properties as well as future access to adjacent properties.
Watermain/Sanitarv Sewer
;
The Shakopee PubIicUtility Coirimission (SPUC) shall approve the watennain system necessary
to serve the property. The applicant shall work with staff to. coordinate all necessary. trunk
watermain extensions through the property. . .
The City of Shakopee shall approve the sanitary sewer system necessary to serve the property:
The applicant shall work .with staff to coordinate all necessary extensions through the property.
Storm Water Manae-ement
The City of Shakopeeshall approve the storm sewer system necessary to serve the property. The
applicant shall work with City staff to develop an acceptable storm water management plan and
the applicant shall also work with City staff to coordinate. all necessary extensions through the
property.
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SHAKOPEE PUBLIC UTILITIES COMMISSION .
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.IlLig~ting the Way. Yeste~da'y,.Today and Beyond"
MEMORANDUM
TO: Sbakopee Community Development Department .. h b
FROM: Joseph D. Mams, p1aunina and Engineering J?itector ~. .
St$JECT: STAFF REVIEW RECORD COMMENTS for:.
Rezoning Agricultural (AG) to Medium DensIty .
Residential (lU)
CASE NO: 06036
DATE: 3/27/06
. COMMENTS:.
Municipal water service is availaole subject to our standard terms and conditions. These
include, but are not limited to: installing a la.teral water main distribution syste~ in
accordance with utilitypolicY7paying the associated inspections eostsl paying the Trunk
Water Charge, and paying the Water Connection Charge. .
. Underground electric service is a.vailable subject to our standard terms and conditions.
These include, but are not limited to: entering into an Underground Distribution .
Agreement, granting any necessary. easements, and paying the associated fees,
Street Lighting installation is available subject to our standard tenns and conditions.
These are contained in the current City ofShalcopee Street Lighting Policy. Applicant
must pay the associated fees', .
Applicant should contact Shakopee Publio Utilities directly for speciiio requirements
relating to their project.
'.
Note: 16" (E.W)'andI2'~(N-S) trunk watermainsare planned to be extended.
across these parcels wit.h SPUC paying oversizing per policy.
:
,
Post Office Box 470 + 255 Sarazin Street + Shakopee, Minnesota 55379-0470
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Plotted by: gasread Field 1 : (f)
Plot Date: 3/10/2006 Fleld2: North