HomeMy WebLinkAbout12.B. PUD Concept Review for Asian World Market
CITY OF SHAKO PEE Il.. B.
Memorandum
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Julie Klima, Planner II
RE: PUD Concept Review for Asian Wodd Market
DATE: November 3,2008
CASELOG NO: 08-050
DISCUSSION
The City has received an application for a PUD Concept Review from Paul Ridgeway, Jr. The
subject site is 6021 Broadband Blvd. (the former ADC Telecommunications site). The applicant
is proposing the operation of Asian Wodd Market at this location. Asian W orId Market would
serve as a wholesale/retail operation allowing direct sales between Asian companies (primarily
from China) and American companies. The site is also envisioned as being open to the general
public as a retail facility.
The Planning Commission reviewed this PUD Concept Review on September 18 and October
23. A copy of the report to the Planning Commission is attached for your reference. During its
review of the application, the Planning Commission noted concerns about transportation to the
site, as well as, signage proposals for the site. Additionally, the Commission noted the amount
of information that the applicant has not yet provided. The applicant assured the Commission
that the additional information would be available and submitted at the time that a formal PUD
application is filed.
AL TERNATIVES
1. Provide direct comment on the proposal submitted regarding whether or not this facility
is consistent with the City's immediate and/or long range plans for this property.
2. Request that additional information from the applicant and/or staffbe shared with the
Council prior to providing direct comment.
3. Table comments on the application pending the submittal of additional information.
ACTION REQUESTED
The Council should proceed consistent with its preferred alternative.
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ulie Klima
Planner II
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. CITY OF SHAKOPEE *<1
Memorandum .
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TO: Shakopee Planning Commission
FROM: Julie Klima, Planner II
RE: Asian World Market PUD Concept Review
DATE: September 18, 2008
CASELOG NO: 08-'050
DISCUSSION
The City has received a Planned Unit Development (PUD) Con~ept Review Application from
Paul Ridgeway Jr. The subject site is located at 6021 Broadband Blvd. (the former ADC
Telecommunications site-please see Exhibit A). The applicant is proposing to utilize the site for
wholesale and retail sales of merchandise from Asian manufacturers. Please see Exhibit B for
the narrative provided by the applicant.
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The purpose pf the PUD Concept Review is to provide a general overview of the proposed
development and allow the applicant an opportunity to present a concept to the Planning
CommiSSIon and City Council. The Commission and Council have the ability to provide
feedback directly to the applicant on positive aspects ofthe proposal, as well as, identify issues
that are of concern or may conflict with City regulations.
The subject property is within the Heavy Industrial (I2) zoning district. While, the 12 zoning
district does allow wholesale activity as a permitted use, it does not allow retail sales. The
proposal clearly includes retail sales and services as a part of the intended business plan
including restaurants and retail shops. The application materials also discuss the potential of
adding hotels and an aquarium as partof a second phase of development.
City staffhas.identified the following issues that the Commission should consider and/or discuss:
1. Is th~ City willing to allow retail activity within the Industrial zone? The applicant's
narrative describes a use that combines wholesale and retail activity. However, by
reviewing the site plan, it appears by the amount of parking provided and the amount of
signage intended that a significant portion ofthe business is intended to be retail. In the
past, the City has not been willing to allow industrial property to be utilized for retail. An
~xample of this was the request by Appliance Smart to locate their retail facility in an
industrial area.
The City should be provided additional information regarding the breakdown of retail and
wholesale' activity (ie retail vs. wholesale floor area, wholesale vs. retail sales amounts)
that will occur on the site. Additionally, the City should be provided information on how
the retail and wholesale areas will be visually distinguished from one another.
The proposal intends to.lease space within the facility solely to Asian manufacturers.
City staff has several questions on how this model will work. For instance, what if a
local manufacturer wishes to lease space within the facility? How does the applicant
intend to address this issue? Or, if an existing business (restaurant, small retail shop) in
Shakopee is in a location that experiences a decrease in business activity and wishes to
relocate into this facility. How does the applicant and/or the City intend to address the
competition issue with areas already planned for and developed as commercial areas?
2. Access, traffic, and public right-of-way concerns for the site. When ADC
Telecommunications initially proposed development on this site, the City approved a
preliminary plat for the parcel. A final plat application was never received for the
project; The preliminary plat proposed the dedication of public right-of-way through the
site to provide access and a public roadway to theproject. The applicant has indicated
that they may not be interested in platting the property at this time. Platting the property
would allow the City an opportunity to obtain public right-of-way and unpaid fees. City
staffhas several concerns relative to these issues.
(1) Access. If a public right-of-way and public roadway are not provided and
constructed on the site, access to this facility and to the adjacent Quarry Park
become restricted. Please see the attached memo from Jamie Polley, Parks
Director for additional information regarding Quarry Lake Park.
(2) Park Dedication Fees. The collection and payment of park dedication fees are
triggered by the approval of a final plat. Because this property was not final
platted when ADC initially began development, park dedication fees have not
been paid for this parcel. The City's current rate of park dedication for
commerciallindustrialland is $6930 peracre. This site is approximately 100
acres. The attached memo from Jamie Polley, Parks Director gives additional
detail regarding the park dedication issue.
(3) An Environmental Assessment Worksheet (EA W) was completed for the site based
on the use proposed at the time of original consideration. Consequently, the
traffic analysis that was completed then anticipated an industrial use and did not
take into account any retail activity on the site. City staff has communicated to
the applicant that the EA W may need to be amended to reevaluate the traffic to
and from the site. For additional comments on traffic and access concerns, please
see the attached memorandum from Joe Swentek, Project Engineer.
(4) Traffic circulation to and within the site. The applicant should provide a detailed
traffic analysis to staff for review. Areas of concern for staff include: estimated
daily traffic counts for the site, access to the site, any improvements that may be
necessary to adjacent roadways in order to accommodate the traffic, and impacts
that the railroad may have on traffic circulation and movement.
3. Tax Implications. Currently, the site generates approximately $45,000 of tax revenue to
the City annually. City staff has met with staff from the Scott County Auditors Office.
The Auditor's office has stated that it is willing to conduct additional review ofthe
proposal to generate approximate figures for tax revenue dependent upon the type of
development that could occur on the site (ie retail vs. industrial). However, in order to
adequately address this issue, additional information is necessary. The Auditor's office
indicated that they would need to review a copy of the applicant's business prospectus
(including any future phases of development), as well as, conduct an inspection ofthe
site.
4. Staging of facility. The applicant should provide additional information to the City
..
....... regarding the proposed phasing and staging for filling the existing facility to capacity.
Additionally, the City would like the applicant to address any alternative plans that they
may have for the facility in the event that it does not fulfill their initial development
plans. The City's concerns on this issue are if this facility would attract existing
businesses from their current locations to relocate within the Asian World Market.
5. Underlying zoning and PUD. The applicant has indicated that their intent is to continue
with an underlying zoning district of Heavy Industrial (12) in response to previous City
. concerns regarding the preservation of areas for industrial uses. As stated earlier in this
report, retail uses are not permitted in the 12 zone. The applicant is intending to proceed
with a request for PUD Overlay Zone. This would allow (if approved) the retail uses to
. occur while maintaining the underlying 12 zone. The Commission and Council should
discuss if they agree with that approach' or if they would prefer another approach such as
a rezoning to Bl or Major Recreation.
If the property were to remain zoned 12, the Council and Commission should note that the
12 zone does allow adult establishments and uses. The Zoning Ordinance does provide
some restrictions for those uses, but would still allow these uses on 12 property.
If this use were to be approved and was successful, it is likely that additional
redevelopment of near by parcels for spin-offuses would occur. The Council and
Commission may wish to discuss if a broader study may be warranted to address land
uses within this general area.
6. Jobs and Operations. The applicant has not provided detailed information regarding the
number, type and classifications of jobs that would be created with the proposed use.
Information should be provided outlining the average, median, highest and lowest wages
proposed for the development. City staff would also like to receive information on the
intended hours of operation for various uses. For instance, in addition to the hours of
shopping opportunities, will there be separate hours of operation for any entertainment
activities and/or bar and restaurant uses.
7. The sign age proposed for the site clearly exceeds that allowed by City Code. The
site plan indicates a number of signs that would exceed the requirements ofthe City
Code. In addition, the materials provided with the application indicate signage materials
that are not consistent with the requirements of City Code. The applicant should provide
a comprehensive sign plan to the City for review and discussion.
City staff suggests that the following information be provided to the City for further
consideration:
. Information regarding the amount of wholesale vs. retail business that is intended to
occur on the site and how those uses may look or act differently from one another;
. Information outlining how the use will be limited to Asian manufacturers;
. Traffic analysis for the site, including access information, how to address the railroad,
and any roadway improvements that may be necessary to existing roadways to
accommodate the proposed traffic;
. Tax analysis for the proposed use vs. an industrial use;
. A copy of the business prospectus;
. A timeline for filling the facility to capacity and any alternative plans for the facility;
. Information regarding the number, type, and classifications of jobs proposed, as well as
detailed information regarding proposed wages;
. Specific signage plan, including signage materials and locations;
. Information on any special events and schedule(s) thereofthat are planned for this site.
ALTERNATIVES
1. Provide direct comment on the proposal submitted regarding whether or not this facility
is consistent with the immediate and/or long range plans for this property.
2. Request that additional information from the applicant and/or staffbe shared with the
Commission prior to providing direct comment.
3. Request that additional information from the applicant and/or staffbe available to the
Council prior to its review of the PUD concept review.
ACTION REQUESTED
The Commission should proceed consistent with its preferred alternative.
tLt~
uhe Klim
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Shakopee - Location Maps Page 1 of 1
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PUD Concept Rev'iew for Asian
World Marketplace
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World MarketpLace
July 30, 2008
Asian WorldMa1kelpla:e
To: City of Shako pee
,. From: John Aurentz
RE: Description & Use
Overview
Asian World Marketplace will be North and South America's first major business to business
'Wholesale shopping destination exclusively leased to Asian manufacturers. Customers at the
Asian World Marketplace will have the ability to engage in business directly with Asian
manufacturers providing an unprecedented opportunity to design-products, negotiate
purchases in volume or purchase product samples on an individual retail basis.
There is no other facility like the Asian World Marketplace in the World. Asian World
Marketplace is not another American-Asian Cultural Center, it is not a trade show center, and
it is not in a strip mall selling low quality trinkets and gadgets. Only reputable, well established
Asian companies and manufactures that offer a high level of service and quality will meet
United States consumer expectations. Asian World Marketplace will only lease space to
those companies interested in expanding their already successful business into the world's
largest market; the United States of America.
Asian World Marketplace offers the highest level of service and quality to both our lessees
and our customers with the goal of making Asian World Marketplace the greatest single
business destination experience in North America.
99 percent of all independent enterprises in the United States employ fewer than 500 people.
These small enterprises account for 52 percent of all US workers, according to the U.S. Small
Business Administration. Some 19.6 million Americans work for companies employing fewer
than 20 workers, 18.4 million work for firms employing between 20 and 99 workers, and 14.6
million work for firms with 100 to 499 workers. By contrast, 47.7 million Americans work for
firms with 500 or more employees.
North and South American customers associate a great deal of economic risk in traveling
abroad to develop a relationship with a foreign partner. Most small and medium sized
businesses do not have the time, income, or resources to travel to a foreign country and
invest in developing strong relationships with their suppliers.
Asian World Marketplace
1200 Ford Road
Minnetonka. MN 55305
Phone: 952.893.'\111
www.shopawm.com
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World Marketplace
Asi?ln World Marketplace will allow those companies to deal directly with their supplier and
find the same value that many of the world's largest companies gain from access to Asian
manufacturers.
Business Tourism & Consumer Impact
Asian World Marketplace is strategically located in Minnesota to maximize the business
experience and overall benefit to lessees and shoppers alike. Centrally located, the Twin
Cities is the 16th largest metro areas in the United States; with a metrolJolitan population that
is estimated to reach well over 3 million in2010.
The Twin Cities central location and Northwest Airlines corporate headquarters are two of the
main reasons why the Minneapolis/St. Paul Airport is the 13th largest in the world. Northwest
Airlines also maintains the record for annual traffic over the Pacific Ocean. With the Asian
World Marketplace.and our two way street for commerce, we expect that this will significantly
increase.
The Mall of America located in Bloomington, Minnesota is the largest shopping destination' in
the United States with its annual sales exceeding $900 million dollars. Mall of America
customers spend an average of $113 dollars per visit (42% higher than other national
shopping centers). Asian World Marketplace will attract those customers that shop at the Mall
of America and customers engaging in business attheAsianWorld Marketplace will also
strengthen Mall of Ameri~a's demographics.
With the added value of being located near major attractions such as Valley Fair, Canterbury
Downs Racetrack, and Mystic Lake Casino"weJeel the addition of the Asian World ,:":.,'1""';.';:"
Marketplace in Shakopee will allow the Southwest Metro area to become one of the major
tourist destinations in North and South America.
The effects of business tourism on an already vibrant entertainment destination only
strengthen the community by developing the image of a successful area that demonstrates to
potential investors that this area is a significant catalyst for economic growth and employment.
I Business tourism destinations like the Asian World Marketplace lead to the creation and
maintenance of local amenities such as lodging, food and entertainment. Asian World
Marketplace will not only be a destination for business to business wholesale and retail but
also provide an unprecedented program of events, arts, sports and other culturally significant
. activities. Our goal as a development is to help build this area into an even more distinctive
,community that fosters local pride and promotes cultural diversity.
Asian World Marketplace
1200 Ford Road
Minnetonka, MN 55305
Phone: 952.893. '1111
www.shopawm.com
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World MaTketplace
Community Development
Asian World Marketplace will do more than generate income through taxes apd tourism. Our
logistics partners anticipate that thousands of square feet of warehouse space will be needed
in the community to support wholesale and retails sales day to day operations.
We expect approximately 200-250 new stores in our facility, which mean that there will be
roughly 400-500 Asian managers that will relocated to the SW Metro area in the Twin Cities.
The new residents will purchase homes, rent apartments, buy cars, acquire insurance, shop at
grocery stores, use local day care facilities and most importantly become members of the
community.
Asian World Marketplace and its tenants will also require sales staff, assistant management,
shipping and receiving specialists, translation services, tax services, accounting, legal
services, immigration services, tech support, administration, security services, telecom
service, maintenance and repair, and others. Asian World Marketplace expects to create
numerous jobs and job opportunity.
Business Innovation
We view the future of the Asian World Marketplace facility as an "innovation destination." In
addition to wholesale and retail sales, we view the Asian World Marketplace as a facility
where the establishment of joint ventures, the creation of new products and services, and the
expansion of US business will all be possible under one roof.
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China is the world's fourth-largest economy and the third-largest trading partner of the United
States, with U.S. imports from and exports to China growing rapidly. U.S. policy is to promote
trade with China unhindered by artificial barriers, to further open China's markets to U.S.
business.
Minnesota's relationship with China dates back to the 1870s, when the first Chinese I
immigrants traveled to the state and over the decades, the economic and social bonds that tie '
China and Minnesota has grown significantly. Today Minnesota enjoys many sister-city
relationships, academic partnerships, business relationships, and cultural and humanitarian
ties with China.
Asian World Marketplace's aim is to increase these strong bonds between the United States,
Minnesota and China by creating opportunities for US businesses to invest in China and
ultimately help create opportunities for Chinese. companies to invest in Minnesota and the
United States.
Asian World Marketplace
1200 Ford Road
Minnetonl<a, MN 55305
Phone: 952.893.1111
www.shopawm.com
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The Asian World Marketplace faCility will offer the ability to find and produce additional product
as well as help introduce Chinese and American businesses to additional trade prospects.
Asian World Marketplace
1200 Ford Road
Minnetonka, MN 55305
Phone: 952.893.1111
www.shopawm.com
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CITY OF SHAKOPEE
Memorandum
CASE NO.: .08050
TO: Julie Klima, Project Manager
FROM: Jamie Polley, Director Parks, Recreation & Natural Resources
SUBJECT: PUD Concept Review
MEETING DATE: 08120/2008
REVIEW DEADLINE: 09/08/2008
INTRODUCTION:
The applicant is requesting a PUD concept review for the proposed Asian Wodd Marketplace at
6021 Broadband Boulevard.
DISCUSSION:
The site being reviewed is adjacent to the Quarry Lake Park and will impact the development of
the park by providing public access to the park. In addition the site has possible park dedication
requirements that could significantly impact the development of Quarry Lake Park as well as
other future park developments.
Quarry Lake Park was acquired for $250,000 and a large donation from Aggregate Industries.
The site is 120 acres and will be developed to include a number of uses from non-motorized to
motorized trails, natural resource education, fishing and scuba opportunities and entertainment.
The site could potentially be a very important educational and recreational destination within the
City of Shakopee. Quarry Lake Park will also serve as connecting point for a number of local
and regional trails. The City received two 50/50 trails and waterways grants; one in 2005 for
$78,500 and one in 2006 for $92,000. The City has completed all ofthe required paperwork for
the grants and has received the grant contracts. The City must gain public access and complete
the improvements to the Quarry Lake Park by June 30, 2010 or the grant funds will expire and
the City will lose the grant funding.
PUBLIC ACCESS:
This site provides the only public access to Quarry Lake Park. Dedication of the land to provide
public access is critical in this development. Requiring this development to plat this property
would insure that the road be platted as a public street and secure the public access to the park
regardless of usage or ownership of the property. A public street is also necessary for emergency
access and would allow the City to control the maintenance and usage of the road.
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EXH-IBlT Cz
PARK DEDICATION FEES:
The development of Quarry Lake Park and other park sites relies on the collection of park
dedication fees. Park dedication fees can only be collected ifthis development is required to plat
the property. The development under review was planned to be final platted and pay all ofthe
necessary fees including park dedication fees prior to the developer filing for bankruptcy before
the final plat was completed. The City has required all past developers and homeowners to pay
park dedication fees when necessary. In addition, the City has a responsibility to the resident to
continue to collect the required park dedication fees when applicable. The PUD in review
indicates an outlot that would not be charged park dedication fees. The City would also accept
the 6.6 acres ofland east of the roadway adjacent to Quarry Lake Park and the Prior Lake Outlet
channel as park dedication. Part of the 6.6 acres is an easement for the Prior Lake Outlet channel
and is the location of the needed public access to Quarry Lake Park. The grant funding received
could only be used to construct this portion ofthe public access ifthe land is City property.
STAFF RECOMMENDATION:
Based on a review ofthe application materials provided, staff has the following conditions of
approval:
1. Require the property to be platted and the road dedicated to the City as a public street
from Valley Park Drive to Quarry Lake Park.
2. Require the payment of park dedication fees in the amount of$6,930/acre. Land adjacent
to Quarry Lake Park may be considered for park dedication.
3. Design and construct a bituminous trail per City standards to facilitate pedestrian travel
from Valley Park Drive to the proposed entrance of Quarry Lake Park in accordance. with
the Shakopee Park, Trails and Open Space Plan.
4. Design and construct a bituminous trail per City standards to facilitate pedestrian travel
from the proposed Asian World Marketplace to Quarry Lake Park.
5. Work with the City to complete an overflow parking agreement for the Quarry Lake
Park.
Page 2 of2
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City of Shakopee
Memorandum
TO: Julie Klima, Planner II
FROM: Joe Swentek, Project Engineer
SUBJECT: PUD Concept Review - Asian W orId Marketplace
PID NO.: 27-903004-0,27-910002-0,27-055009-1
CASE NO.: 08050
DATE: September 8, 2008
The application indicates a request for a PUD concept review for a site located southeast of
County Road 101 and Valley Park Drive (former ADC site). .
The engineering department has completed its preliminary review and offers the following
recommendations to the applicant and to the planning department at this time:
1. The property shall be platted so adequate rights-of-way and easements can be
dedicated! obtained.
2. The street providing access to and around the site shall be public.
3. The applicant shall secure adequate right-of-way for the portion of the street running
through the Conklin Company, Inc. property.
4. The applicant shall dedicate the portion of the Prior Lake Outlet Channel easement
adjacent to the access road as right-of-way. This right-of-way shall adjoin the street
right-of-way.
5. The applicant shall provide a detailed traffic study to determine the impacts on the
existing infrastructure.
6. The applicant shall contact MNDoT to determine the possibility of an exit ramp from US-
169 to Valley Park Drive.
7. The applicant shall contact Scott County to determine the possibility of gaining access to
the site from County Road 101 should the property to the North be purchased.
8. The applicant shall work with the City to provide adequate street access to the Quarry
Lake site to the East.
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9. The applicant shall work with the City to provide sidewalk and/or trail access to the site
and adjacent properties.
10. The applicant shall be aware the existing street section on the site may need to be
completely removed due to non-conformance with current standards and would need to
be replaced per the City's current standards.
11. The applicant shall comply with all impervious surface percentage requirements set forth
by the City Code.
12. The applicant shall comply with all requirements set forth by the City of Shakopee's
Comprehensive Water Resource Management Plan.
13. The applicant shall be required to pay all engineering fees that apply to this property as
per the most current city of Shakopee Fee Schedule.
14. The applicant shall be required to pay all Trunk storm water charges that apply to this
property as per the most current City of Shakopee Fee Schedule.
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CITY OF SHAKOPEE
Memorandum
CASE NO.: 08050
TO: Julie Klima, Project Manager
FROM: Ryan Hughes, Natural Resources Coordinator ~?t/
SUBJECT: PUD Concept Review for Asian World Marketplace
MEETING DATE: 09118/2008
REVIEW DEADLINE: 09/08/2008
INTRODUCTION:
The applicant is requesting a PUD concept review for the proposed Asian Wodd
Marketplace at 6021 Broadband Boulevard.
DISCUSSION:
The site is adjacent to the isolated QuarryLake Park and provides the only opportunity
for public access to the park. Therefore, dedication ofland to provide public access to
the park is critical in the PUD process. In addition, dedication of land from the frontage
road to the park may allow the use ofDNR grant funding for the construction ofthe
proposed Quarry Lake Park access indicated on the plans and trails indicated on the
Shakopee Park, Trails, and Open Space Plan providing access to the park.
The northeast corner ofthe site is within the Natural Resources Corridor. The areas
within the Natural Resources Corridor are identified as Best, Better, Good and Buffer
quality areas. Portions of the Natural Resources Corridor are identified as buffer due to
the presence of the Prior Lake Outlet Channel and proposed trail connections.
STAFF RECOMMENDATION:
Based on a review of the application materials provided staffhas the following
comments:
1. Dedication of land to the City for public access from Valley Park Drive to Quarry
Lake Park is-essential.
2. A bituminous trail per City standards is required to facilitate pedestrian travel
from Valley Park Drive to the proposed entrance to the Quarry Lake Park in
accordance with the Shakopee Park, Trails, and Open Space Plan.
3. A bituminous trail per City standards is recommended to facilitate pedestrian
travel from the proposed Asian World Marketplace to Quarry Lake Park.
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4. Compliance with City Code Section 11.60, Subd. 9 relating to Tree Management
Regulations will be required. At this time the applicant does not proposed tree
removal on the site.
5. Compliance with Resolution No. 6719 relating to tree, shrub and bush placement
and maintenance policy, standards and permitting will be required. It is
anticipated the applicant will be planting trees, shrubs and bushes at the site.
6. Compliance with City Code S,ection 12.24,Subd. 2 relating to Natural Resources
Corridor Design Criteria will be required. At this time the applicant does not
proposed to impact areas within the Natural Resources Corridor.
7. Installation of park boundary markers per Resolution No. 6417 will be required.
The boundary markers will be required to delineate the boundary of Quarry Lake
Park.
8. The applicant will be required to work with the City to complete an overflow
parking agreement for Quarry Lake Park.
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63,2548.F. l/200S.F. "S
! i ... RETAIL: ,,",115S.F. 111fiS.F. .... STORM SEWER -->;:..-. -~
I~ i COM'ERENCE ~: 15.411S.F. 11200 SF. n CURS "'r.-"=""::''''~ "'"""""""
ADMINISTRATION:
ORCUlATION I SERVICE: 38,Q28SF. DRAINAGE &, \ffiUlY EASEM::N1 ---..._- -..-.--..... ;
,- i ,... III
! IS . TOTAl. AReA u.L. 123,408 SF. OENOTESGREEiN SPACE
l"f I PARKING STALLS REQUIRED
<<I STANDARD PARK....a (9" STALLS) 2.004 STALLS
.~ ' HAN:lICAPPARKING :10 STAlL~ =NOTES.
[Ci I "'OS/ie' HG~, TOTAL PARKING STAIJ,S 2,"" STALLS 1. BACl<GROUM) INFORMA.TION TAKEN FROM SClUNOARY AND TOPO SURVEY
:...J , t STCIr-'lG~ PA.RKING STALLS PROVIDED EXPRESsLY FOR THIS PROJECT.AOOmOtW. EXISTING UTlUTY ti.FOIUM1lQH
1$/ STANOARO PARKING (9' STAJ...LS) 2,2<l5 STALLS Me SHO't't'M flltlElR' APPROXIMATE LOCATION ANOHAVE BEEN TMEN FROM
H1IND1C1'I"'PARKIN(.; ~, srAUS 1NFORMA11ONSLPPUED BYTHS aTY OF SHAKOPEE. M1NNESOTAA$08ULT
TOTAlPARJUIlG STAU.S 2,237 STALLS ORAWWGS AND lHS 0EVEl.0PER. THE ENGINEeR MAKES NO GIJAA#..HTEE 1W<.T
i i THe UllUTlES SHOWN OOWRISE All.SUCH UTLITIES IN lliE AReA NOR TlfAT i,
it ~1.HORETAlL8usmESSSPACESFOR llIEY ARe: 8HONN IN THEIR EXACT L.OaATION. CONTRACTOR.SHAlL VERIFY ALL
~ I i MWNESOTA DOMICILED FOREIGN CORPCR.A1IONS UTlutY LOCATIONS PRIOR TO EXCAVAnoWCONSTRUCTlOK.IF IoN'<
t>>SCREpN<<::ES ARE NOTEO, THfY SHAll. BE tMMEtllA TEl. Y BROUGHT TO THE
o I ATTENTION OF THE ENGtfEER. Ol;
~ I j 2. lliE tuRRENTDlGJTAL FIlE, WHICH CAN BE OBTNNED FROMTHE ENGWEER, 1/
f.i . 1 TOBEUS@FORAU.CONSTRUCllONSTAIONGAClMTES.F AH'(
is i I Cfflc.tco D~ANC:ES BETWEeN lHESE PlANS ANOTlfE DGITAl FILES .EXtST.ttOlFY ~Iii:
/;J I I ENGtEea 'IIo.WE.tAATEl. Y fOR RESOLU11ON. THE! SUI1.OlNG FOOTPRNT, AS
~g; i : SHOWN ON THIS PLAN. All) ON THE DIGITAl. FLE SHAU.BE COMPAReD TO THE r
FINAL STRUCllJRAL f'l...ANS SUF'PlJEO BY THE COtfrRACTOR PRIOR TO STIUU'tG 0'
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