HomeMy WebLinkAbout4.A.2. Preliminary & Final Plat of Gateway South First Additon, Conditional Use Permit to Allow Assembly & Manufacutring Uses in the Light Industry Zone, and Variaance to Exceed the Allowed Maniimum Lot Coverage, Res. No. 7627 1111111111 Consent Business 4. A. 2.
SI-iAKOPEE
TO: Mayor and City Council
FROM: Mark Noble, Senior Planner
DATE: 10/20/2015
SUBJECT: Preliminary & Final Plat of Gateway South First Addition, Conditional
Use Permit to Allow Assembly & Manufacturing Uses in the Light
Industry Zone, and Variance to Exceed the Allowed Maximum Lot
Coverage, Res. No. 7627 (B)
Action Sought
The Council is asked to approve the Preliminary and Final Plat of Gateway South
First Addition, Conditional Use Permit (CUP) for Assembly & Manufacturing
Operations, and variance for lot coverage exceeding the allotted maximum of the
Light Industry (I-1) Zone.
Background
Duke Realty Corporation has made application for Preliminary & Final Plat
approval of Gateway South, a plat proposing three industrial lots along Fourth
Avenue and a storm pond north of the proposed buildings. In addition to the plat,
Duke is also requesting approval of a Conditional Use Permit to allow assembly
and manufacturing operations, and a variance to exceed the maximum lot coverage
for proposed Lot 1, Blockl, Gateway South First Addition.
The subject property, located North of 4th Avenue, East of Sarazin Street and West
of Shenandoah Drive, is approximately 51 acres in size and is presently used for
agricultural purposes. Duke has a potential client for Lot 1, Blockl; therefore, they
are requesting final platting of that lot. The balance of the property will remain
in outlots at this time, with final platting to occur in future phases.
Lot 1, Block 1 will be 16.54 acres in size. The proposed structure will be 242,000
sq. ft., with a 60,300 sq. ft. future expansion proposed. The building would be a
pre-cast panel construction and approximately 37 feet tall. The conceptual plan
identifies loading docks on both the north and south sides of this building, with the
latest plans identifying 187 parking spaces and 27 loading docks. The lot coverage
is proposed at 77.3%, where 75% is the maximum allowed. The applicant has
commented that the variance is being requested for this lot, and they anticipate
requests for the two future lots, based on the approximately 3/4 acre of additional
on-site ponding necessary for off-site storm water storage.
The applicant has stated that the assembly operation is an essential element of the
proposed tenant's function. The proposed assembly use would occupy
approximately 50% of the floor area, would consist of 25 lines with total assembly
staff being 25-50 people. The assembly operations will occur primarily during
daytime shifts, with product components assembled using hand tools. There will be
a small component of manufacturing which includes machining of parts, with
approximately 12 machines/employees involved in the manufacturing operations.
There will also be warehousing of finished product, and office/lab space, with 25-50
office staff and engineering support. The tenant of this building requires
cross-docking (loading docks on the north and south sides of the building), which
provides an efficient product flow thorough-out the building that is necessary for
their business operations.
Planning staff did receive comments from several reviewing agencies, with City
Engineering providing two (2) memorandums that are attached to this report.
Additionally, memorandums from Natural Resources, Parks and Recreation, and
SPUC are also attached. Comments from these reviewing agencies are included in
the draft Resolution.
The proposed Preliminary and Final Plat appear to comply with the required design
standards for Light Industry (I-1) Zoned properties, provided the conditions as
identified by staff are incorporated into the Final Plat prior to recording. The
structure proposed on Lot 1, Block 1, appears to comply with the design standards
of the I-1 Zone as well. Specific design details will be reviewed for compliance with
the City Code Design Standards at the time of building permit submittal/review,
should this project be approved.
Significant discussions between SPUC, the City and Duke Realty have resulted in a
revised site layout relative to the storm pond, which is identified on the submitted
site, grading, landscape and master plans. As shown on the Grading Plan-North
(C212) and the Landscape Plan-North (L202), the proposed storm pond was
designed to accommodate the stormwater runoff for this development, along with
stormwater from the adjacent SPUC site and stormwater runoff generated from
properties south of Fourth Avenue. Easements for the storm pond area will be
provided by Duke Realty and SPUC for City maintenance purposes.
Findings - Conditional Use Permit
The criteria required for the granting of conditional use permits are listed below
with staff findings.
Criteria #1 The use will not be injurious to the use and enjoyment of other
property in the immediate vicinity for the purposes already permitted, nor
substantially diminish and impair property values within the immediate
vicinity;
Finding #1 Staff has received no evidence that the proposed use will be
injurious to the use and enjoyment of other property in the immediate vicinity for
the purposes already permitted, nor substantially diminish and impair property
values within the immediate vicinity, provided the conditions of the resolution are
met.
Criteria #2 The establishment of the conditional use permit will not impede
the normal and orderly development and improvement of surrounding vacant
property for uses allowed in the area;
Finding #2 The conditional use permit, as proposed, will not impede future
development and improvement in the area, provided the conditions of the resolution
are met.
Criteria #3 Adequate utilities, access roads, drainage and other necessary
facilities have been or will be provided;
Finding #3 Adequate utilities, access roads and drainage are provided or will be
provided at the site.
Criteria #4 The use is consistent with the purposes of the zone in which the
applicant intends to locate the proposed use; and
Finding #4 The use of the subject property is consistent with the purposes of the
proposed Light Industry (I-1) Zone.
Criteria #5 The use is not in conflict with the Comprehensive Plan.
Finding #5 The use is not in conflict with the Comprehensive Plan.
Findings - Variance
Section 11.89, Subd. 2, of the City Code contains provisions for the granting of
variances where the following circumstances are found to exist.
Criterion 1
When the application for the variance establishes that there are practical
difficulties in complying with the official control. Practical difficulties means
the following:
1.A. The property owner proposes to use the property in a reasonable
manner not permitted by an official control:
Finding I.A. The property owner proposes to utilize the property for industrial
purposes generally consistent with the City Code, with the exception of the lot
coverage variance request.
1.B. The plight of the landowner is due to circumstances unique to the
property;
Finding I.B. The plight of the landowner is not due to circumstances unique to the
property. The property is presently bare ground, and construction of a building and
parking lot could occur such that the lot coverage requirement could be met.
1.C. The circumstances were not created by the landowner;
Finding 1.C. The circumstances were created by the landowner, by their desire to
construct a building and parking lot that exceeds the allowable lot coverage.
1.D. The variance, if granted, will not alter the essential character of the
locality; and
Finding 1.D. The variance will not negatively alter the essential character of the
locality, as the proposed building and parking lot are not significant in a sense that
they would adversely impact the use and enjoyment of the neighboring properties.
1.E. The problems extend beyond economic considerations. Economic
considerations alone do not constitute practical difficulties.
Finding 1.E. The problems do not extend beyond economic considerations.
Criterion 2
It has been demonstrated that a variance as requested will be in harmony with
the general purposes and intent of the ordinance and when the variance as
requested is consistent with the Comprehensive Plan.
Finding 2 The proposed variance will not be in harmony with the general
purposes and intent of the ordinance. The proposed use of this property would be
consistent with the Comprehensive Plan.
Criterion 3
The request is not for a use variance.
Finding 3 The request is not a use variance.
Criterion 4
Conditions to be imposed by the Board of Adjustment and Appeals must be
directly related to and must bear a rough proportionality to the impact created
by the Variance.
Finding 4 Conditions of this project as crafted by staff would result in
compliance with City Code Standards, with the exception of the allowable lot
coverage.
Criterion 5
Variances in the flood plain overlay zone also shall meet the following criteria:
Finding 5 (Not applicable since the property is not within the flood plain
overlay zone.)
Planning Commission Recommendation
The Planning Commission considered this application at their October 8, 2015
meeting, and by a 6-0 vote, recommended approval of the plat and CUP, with
conditions as listed in draft Resolution No. 7627, and denial of the variance.
Action Sought
Approve Resolution No. 7627, a resolution denying the Variance request to exceed
the allowable lot coverage, and approving the Preliminary and Final Plat of
Gateway South First Addition, and a Conditional Use Permit to allow Assembly
and Manufacturing Operations in the Light Industry (I-1) Zone, and move its
adoption.
Attachments: Resolution No. 7627
Plat & Site Plans
Engineering Plat memo
Engineering Variance memo
Lot Coverage, Section & Rendering Plans
Parks & Recreation Memo
Natural Resources memo
SPUC memo
Final Plat Plans
RESOLUTION NO. 7627
A RESOLUTION OF THE CITY OF SHAKOPEE,MINNESOTA,
APPROVING THE PRELIMINARY AND FINAL PLAT OF GATEWAY SOUTH FIRST
ADDITION AND A CONDITIONAL USE PERMIT TO ALLOW ASSEMBLY AND
MANUFACTURING OPERATIONS IN THE LIGHT INDUSTRY(I-1)ZONE,AND DENIAL
OF A VARIANCE REQUEST TO EXCEED THE ALLOWABLE LOT COVERAGE
WHEREAS,Duke Realty Corporation,applicant and property owner,has filed an application for a
Preliminary and Final Plat of Gateway South First Addition, a Conditional Use Permit to Assembly&
Manufacturing Operations, and Variance for lot coverage exceeding the allotted maximum of the Light
Industry(I-1) Zone,under the provisions of Chapter 11,Land Use Regulation(Zoning), of the Shakopee
City Code, Section 11.44& Section 11.88, Subd. 2. R; and Section 11.89.
WHEREAS,the property upon which the request is being made is legally described as;
All that part of the North One-Half of Section 5, Township 115, Range 22, Scott County, Minnesota,
lying south of the southerly right-of-way line of the Chicago, St. Paul, Minneapolis and Omaha Railway
Company as the same is now located and established over and across said Section 5, and lying west of
the centerline of Shenandoah Drive;Excepting therefrom the following tract:
The West 1,234.91 feet as measured at right angles to the West line thereof of that part of the Northwest
Quarter of Section 5, Township 115, Range 22, Scott County, Minnesota, lying South of the Southerly
right of way line of the Chicago, St. Paul, Minneapolis and Omaha Railway Company, as the same is
now located and established over and across said Section 5. EXCEPTING therefrom the South 639.08
feet, as measured at right angles to the South line thereof on said Northwest Quarter of Section 5., Scott
County, MN; and
WHEREAS,notice was provided and on October 8,2015, the Planning Commission held a public
hearing regarding this application, at which it heard from City Planning staff and invited members of the
public to comment; and
WHEREAS,the City Council heard this matter at their meeting on October 20, 2015; and
NOW, THEREFORE,BE IT RESOLVED by the City Council of the City of Shakopee, Minnesota,
that it adopts the following findings relative to the request for the Conditional Use Permit:
Finding#1 Staff has received no evidence that the proposed use will be injurious to the use and
enjoyment of other property in the immediate vicinity for the purposes already permitted, nor
substantially diminish and impair property values within the immediate vicinity,provided the
conditions of the resolution are met.
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Finding#2 The conditional use permit, as proposed, will not impede future development and
improvement in the area,provided the conditions of the resolution are met.
Finding#3 Adequate utilities, access roads and drainage are provided or will be provided at the
site.
Finding#4 The use of the subject property is consistent with the purposes of the proposed Light
Industry (I-1) Zone.
Finding#5 The use is not in conflict with the Comprehensive Plan.
NOW,THEREFORE,BE IT RESOLVED by the City Council of the City of Shakopee, Minnesota,
that it adopts the following findings relative to the request for the lot coverage Variance:
FINDINGS—VARIANCE
Criterion 1
When the application for the variance establishes that there are practical difficulties in
complying with the official control. Practical difficulties means the following:
1.A. The property owner proposes to use the property in a reasonable manner not
permitted by an official control:
Finding I.A. The property owner proposes to utilize the property for industrial purposes generally
consistent with the City Code, with the exception of the lot coverage variance request.
1.B. The plight of the landowner is due to circumstances unique to the property;
Finding I.B. The plight of the landowner is not due to circumstances unique to the property. The
property is presently bare ground, and construction of a building and parking lot could occur such
that the lot coverage requirement could be met.
1.C. The circumstances were not created by the landowner;
Finding 1.C. The circumstances were created by the landowner, by their desire to construct a
building and parking lot that exceeds the allowable lot coverage.
1.D. The variance, if granted, will not alter the essential character of the locality; and
Finding I.D. The variance will not negatively alter the essential character of the locality, as the
proposed building and parking lot are not significant in a sense that they would adversely impact
the use and enjoyment of the neighboring properties.
I.E. The problems extend beyond economic considerations. Economic considerations alone
do not constitute practical difficulties.
Finding 1.E. The problems do not extend beyond economic considerations.
Criterion 2
It has been demonstrated that a variance as requested will be in harmony with the general
purposes and intent of the ordinance and when the variance as requested is consistent with the
Comprehensive Plan.
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Finding 2 The proposed variance will not be in harmony with the general purposes and intent
of the ordinance. The proposed use of this property would be consistent with the Comprehensive
Plan.
Criterion 3
The request is not for a use variance.
Finding 3 The request is not a use variance.
Criterion 4
Conditions to be imposed by the Board of Adjustment and Appeals must be directly related to
and must bear a rough proportionality to the impact created by the Variance.
Finding 4 Conditions of this project as crafted by staff would result in compliance with City
Code Standards, with the exception of the allowable lot coverage.
Criterion 5
Variances in the flood plain overlay zone also shall meet the following criteria:
Finding 5 (Not applicable since the property is not within the flood plain overlay zone.)
NOW THEREFORE,BE IT FURTHER RESOLVED by the City Council of the City of Shakopee,
Minnesota that the Variance request is denied, based on the Findings noted in this Resolution, and that
the Preliminary and Final Plat of Gateway South First Addition and the CUP request to allow assembly
and manufacturing operations are approved, subject to the following conditions:
I. The following procedural actions must be completed prior to the recording of the Final
Plat:
A. Approval of title by the City Attorney.
B. Rename the plat to Gateway South First Addition.
C. Execution of a Developer's Agreement, which will include provisions for security
for public improvements within the subdivision and payment of the Street and Utility
Fee and the Watermain Fee.
D. Payment of all Storm Water Management Plan Review Fees needs to be made, as
required by the most current City of Shakopee Fee Schedule.
E. Provide electronic files (AutoCAD and Portable Document Format) of the Final Plat
to be recorded with datum on the Scott County coordinate system.
F. The trail along 4th Avenue must remain as currently constructed. Trails or sidewalks
should be constructed along all 4th Avenue driveways to parking lots and building
entrances, consistent with City Code requirements.
G. The applicant shall meet park dedication requirements by providing cash in lieu of
land dedication. Park dedication fees in the amount required by the City Code and
adopted City fee schedule shall be paid at the time of recording of the final plat.
H. Preliminary park dedication calculations are as follows:
1. (Gross Acreage—Public utility easement(PUE) acreage)x $6,930/acre=Park
Dedication required.
I. The exact amount of acreage accepted by the City for public utility easements must
be submitted to the Parks and Recreation Director for the exact Park Dedication
calculation.
J. Right-of-way, in the form of sight triangles fifteen(15) feet in dimension, will be
provided at the intersections of Shenandoah Drive/4th Avenue and Sarazin Street/4th
Avenue.
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K. A minimum of fifty (50) feet of right-of-way will be provided west of the centerline
of Shenandoah Drive.
L. Easements will be shown on the Final Plat as approved by the City Engineer. They
include,but are not be limited to, the following:
1. Minimum drainage and utility easements for public storm sewer need to be
dedicated per the City of Shakopee Design Criteria, Section 10.1 (A-D).
2. The applicant will provide a minimum of ten (10) feet of drainage and utility
easement adjacent to all lot lines.
3. The applicant will provide adequate drainage and utility easements to encompass
the approved high water level of the storm water basin.
4. The applicant will provide adequate drainage and utility easements to encompass
the drainage ditch adjacent to Shenandoah Drive and the drainage ditch south of
the railroad tracks on the north side of the subdivision.
5. Lot 1, Block 1 may need to be increased in size to bring the impervious surface
percentage into compliance with requirements set forth by City Code.
6. Outlot A and Outlot B need to be consolidated into one (1) outlot.
II. Following approval and recording of the final plat, the following conditions shall
apply:
A. It is the City's intent to create a buffer of native plants in and around the stormwater
facility on this site. The Applicant shall hire a qualified contractor to provide a
seeding and 5 year maintenance plan to be approved by City staff.
B. A financial security in the amount of 125% the cost of seeding and 5 years of
maintenance as shown on the approved plan shall be provided to the City for
vegetation establishment within the stormwater facility at the time of grading or
building permit. Duration of the financial security shall be determined by City staff,
not to exceed 5 years. A reduction of the financial security may be requested
annually, not allowing the financial security to be reduced beyond an amount to
ensure the completion of the contract.
C. Soil requirements associated with plant growth within the stormwater facility shall
be approved by the City Engineer before a grading permit is issued.
D. Landscaping requirements shall be calculated at time of building permit application.
The landscaping units are based on the gross floor area,per Sec. 11.60 Subd. 8. & 9.
of City Code.
III. The following conditions need to be addressed/completed prior to approval of a
grading permit and/or a street and utility plan:
A. The applicant will need to coordinate their construction activities with those of the
City of Shakopee's Shenandoah Drive reclamation project. It is anticipated the
reclamation project will commence in the summer of 2016.
B. The applicant will grade the entire site, as proposed on the approved plans, in one (1)
phase within one (1)year from the date of approval of the grading permit
application. Grading is defined as bringing the site to the proposed finished grade
with materials deemed acceptable by the City of Shakopee engineering department,
providing topsoil per City requirements and applying seed, mulch and/or sod per
City requirements and providing an as-built record grading plan per Section 2.5 of
the City of Shakopee Design Criteria. If the grading is not completed within one (1)
year from the date of approval of the grading permit, a new permit will be required.
C. Should blasting techniques of rock formations be implemented, the grading permit
and/or building permit applicant will be responsible to contact and inform all nearby
properties a minimum of forty-eight(48) hours prior to the blasting operations. The
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applicant will be responsible for all damages caused by the blasting operations. The
applicant will be required to obtain a right-of-way permit prior to any road closures
deemed necessary.
D. The applicant's storm water management plan will accommodate their site's
drainage, drainage from 4th Avenue and drainage from other offsite areas. This
system will adequately treat and control the discharge rate per requirements set forth
by the City of Shakopee's Comprehensive Water Resources Management Plan. The
City of Shakopee will reimburse the applicant for oversizing of the storm sewer
system.
E. The applicant will work with the City of Shakopee engineering department to
address storm water runoff leaving the site. At this time, the downstream system is
inadequate and will need to be upgraded.
F. The applicant will provide wetland vegetation, native prairie vegetation and/or some
other type of minimum maintenance vegetation in the area of the storm water basin.
G. The applicant will provide adequate slopes in all areas designated as maintenance
access points by the City Engineer.
H. The applicant will provide reinforced turf(Geogrid or similar product) in all areas
designated as maintenance access points by the City Engineer.
L Class IV fieldstone riprap will be placed at each flared end section outletting to the
storm water basin. The riprap will be placed to the bottom of the basin.
J. A certain amount of landscaping will be allowed in the storm water basin. However,
the quantities and species will need to be approved by the City Engineer. The
maintenance of this landscaping will be the responsibility of the property owner.
K. Landscaping in drainage and utility easements encompassing public storm sewer
structures and pipes will need to be in compliance with the most recent version of the
City of Shakopee's Easement Fencing and Landscaping Policy.
L. If possible, the proposed 4th Avenue accesses will be aligned with existing accesses
along the south side of the roadway and the proposed Shenandoah Drive accesses
will be aligned with the existing accesses along the east side of the roadway.
M. Additional plan review comments for grading and/or building permit applications
will be sent under separate correspondence.
N. Final approval of the storm water management plan.
IV. Following approval and recording of the final plat,the following conditions
need to be addressed/completed prior to issuance of a building permit:
A. Payment of the Trunk Storm Water Charge needs to be made, as required by the
most current City of Shakopee Fee Schedule.
B. If a grading permit is approved, record plans need to be provided per the City of
Shakopee Design Criteria, Section 2.5 and Section 11.2 (A-L). The record plans
need to be submitted to the engineering department.
C. The applicant will provide paper and electronic (AutoCAD and Portable Document
Format) as-built record drawings for all public storm sewer and watermain. As-built
record plan requirements are set forth in Section 11 of the City of Shakopee Design
Criteria.
D. Sewer, water service, fire protection and access shall be reviewed for code
compliance at the time of building permit application(s).
E. Specific performance/design standard details will be reviewed for compliance with
City Code Section 11.44 & Section 11.60 at the time of building permit
application(s).
Adopted in regular session of the City Council of the City of Shakopee,Minnesota,
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held the day of ,2015.
Mayor of the City of Shakopee
Attest:
Lori Hensen, City Clerk
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City of Shakopee
Memorandum
TO: Mark Noble, Senior Planner
FROM: Joe Swentek, Project Engineer
SUBJECT: Preliminary Plat and Final Plat—Gateway South 1st Addition
PID#: 27-905021-1
CASE#: 15043
SUBLEDGER#: 115043
DATE: September 30, 2015
The staff review indicates a request to review a concurrent Preliminary and Final Plat
application for a light industrially zoned (I-1) subdivision located northwest of the intersection
between Shenandoah Drive and 4th Avenue.
This review should be considered preliminary, as more comments will follow with additional
submittals. However, the engineering department offers the following comments at this time
to the applicant and to the planning department:
General Conditions
The following items need to be addressed/completed prior to release of the Final Plat for
recording:
1. Execution of a Developer's Agreement, which will include provisions for security for
public improvements within the subdivision and payment of the Street and Utility Fee
and the Watermain Fee.
2. Payment of all Storm Water Management Plan Review Fees will be made, as required by
the most current City of Shakopee Fee Schedule.
3. There is currently an active variance application on file with the City of Shakopee. The
variance application is a request to exceed impervious surface requirements set forth by
City Code. As this is a new subdivision on previously undeveloped property, the
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engineering department recommends the applicant reduce the impervious surface
percentage of Lot 1, Block 1 or increase its lot size to bring it into compliance.
4. Provide electronic files (AutoCAD and Portable Document Format) of the Final Plat to be
recorded with datum on the Scott County coordinate system.
The following items need to be addressed/completed prior to approval of a grading permit
and/or a building permit:
1. The applicant will need to coordinate their construction activities with those of the City
of Shakopee's Shenandoah Drive reclamation project. It is anticipated the reclamation
project will commence in the summer of 2016.
2. The applicant will grade the entire site, as proposed on the approved plans, in one (1)
phase within one (1) year from the date of approval of the grading permit application.
Grading is defined as bringing the site to the proposed finished grade with materials
deemed acceptable by the City of Shakopee engineering department, providing topsoil
per City requirements and applying seed, mulch and/or sod per City requirements and
providing an as-built record grading plan per Section 2.5 of the City of Shakopee Design
Criteria. If the grading is not completed within one (1) year from the date of approval of
the grading permit, a new permit will be required.
3. Should blasting techniques of rock formations be implemented, the grading permit
and/or building permit applicant will be responsible to contact and inform all nearby
properties a minimum of forty-eight (48) hours prior to the blasting operations. The
applicant will be responsible for all damages caused by the blasting operations. The
applicant will be required to obtain a right-of-way permit prior to any road closures
deemed necessary.
4. The applicant's storm water management plan will accommodate their site's drainage,
drainage from 4th Avenue and drainage from other offsite areas. This system will
adequately treat and control the discharge rate per requirements set forth by the City of
Shakopee's Comprehensive Water Resources Management Plan. The City of Shakopee
will reimburse the applicant for oversizing of the storm sewer system.
5. The applicant will work with the City of Shakopee engineering department to address
storm water runoff leaving the site. At this time, the downstream system is inadequate
and will need to be upgraded.
6. The applicant will provide wetland vegetation, native prairie vegetation or some other
type of minimum maintenance vegetation below the approved high water levels of the
storm sewer systems.
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7. The applicant will provide adequate slopes in all areas designated as maintenance
access points by the City Engineer.
8. The applicant will provide reinforced turf (Geogrid or similar product) in all areas
designated as maintenance access points by the City Engineer.
9. Class IV fieldstone riprap will be placed at each flared end section outletting to the
storm water basin. The riprap will be placed to the bottom of the basin.
10. A certain amount of landscaping will be allowed in the storm water basin. However,
the quantities and species will need to be approved by the City Engineer. The
maintenance of this landscaping will be the responsibility of the property owner.
11. Landscaping in drainage and utility easements encompassing public storm sewer
structures and pipes will need to be in compliance with the most recent version of the
City of Shakopee's Easement Fencing and Landscaping Policy.
12. If possible, the proposed 4th Avenue accesses will be aligned with existing accesses
along the south side of the roadway and the proposed Shenandoah Drive accesses will
be aligned with the existing accesses along the east side of the roadway.
13. Additional plan review comments for grading and/or building permit applications will
be sent under separate correspondence.
The following item needs to be addressed/completed prior to issuance of a building permit:
1. Payment of the Trunk Storm Water Charge needs to be made, as required by the most
current City of Shakopee Fee Schedule.
2. If a grading permit is approved, record plans need to be provided per the City of
Shakopee Design Criteria, Section 2.5 and Section 11.2 (A-L). The record plans need to
be submitted to the engineering department.
3. The applicant will provide paper and electronic (AutoCAD and Portable Document
Format) as-built record drawings for all public storm sewer and watermain. As-built
record plan requirements are set forth in Section 11 of the City of Shakopee Design
Criteria.
Final Plat Conditions
The following items need to be addressed/completed prior to release of the Final Plat for
recording:
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1. Right-of-way, in the form of sight triangles fifteen (15) feet in dimension, will be
provided at the intersections of Shenandoah Drive/4th Avenue and Sarazin Street/4th
Avenue.
2. A minimum of fifty (50) feet of right-of-way will be provided west of the centerline of
Shenandoah Drive.
3. Easements will be shown on the Final Plat as approved by the City Engineer. They
include, but are not be limited to, the following:
• Minimum drainage and utility easements for public storm sewer need to be
dedicated per the City of Shakopee Design Criteria, Section 10.1 (A-D).
• The applicant will provide a minimum of ten (10) feet of drainage and utility
easement adjacent to all lot lines.
• The applicant will provide adequate drainage and utility easements to encompass
the approved high water level of the storm water basin.
• The applicant will provide adequate drainage and utility easements to encompass
the drainage ditch adjacent to Shenandoah Drive and the drainage ditch south of the
railroad tracks on the north side of the subdivision.
• Lot 1, Block 1 may need to be increased in size to bring the impervious surface
percentage into compliance with requirements set forth by City Code.
• Outlot A and Outlot B need to be consolidated into one (1) outlot.
Storm Water Management Plan Review
The applicant submitted a storm water management plan that was reviewed by engineering
staff and WSB & Associates, Inc. The applicant will obtain final approval of the storm water
management plan prior to issuance of a grading permit or building permit.
Recommendation
Engineering staff recommends approval of the Preliminary and Final Plat application subject to
the items listed above being attached as conditions of the approval.
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City of Shakopee
Memorandum
TO: Mark Noble, Senior Planner
FROM: Joe Swentek, Project Engineer
SUBJECT: Variance to the Impervious Surface Percentage Requirements &
Conditional Use Permit (CUP)for Assembly Operations
PID#: 27-905021-1
CASELOG #: 15055
SUBLEDGER#: 115055
DATE: September 28, 2015
The application indicates a request for a variance to the impervious surface requirements
and a CUP for assembly operations. The property is approximately 47 acres located north of
4th Avenue, between Sarazin Street and Shenandoah Drive.
The engineering department has completed its review of the requests and offers the
following comments at this time for the applicant and for the planning department:
1. There is currently an active preliminary plat application on file with the City of
Shakopee which encompasses this undeveloped property. It is referred to as the
Gateway South 1st Addition. The proposed plat contains one (1) developable lot
and two (2) outlots as of a September 21, 2015 resubmittal.
2. The variance and CUP application should be limited to Lot 1, Block 1 of the
Gateway South 1st Addition.
3. The variance and CUP application does not denote the total impervious surface
percentage requested, nor does it address an undue hardship.
4. Since the preliminary plat application for the Gateway South 1St Addition contains
two (2) outlots, a requirement will be to reduce the impervious surface
percentage of Lot 1, Block 1 or increase its size to be in compliance with
requirements set forth by City Code.
5. As there is no defined user for Outlot A of the Gateway South ft Addition,
exceeding the impervious surface percentage requirement for this lot should not
be an issue at this time.
6. Should the developer feel the development of Outlot A of the Gateway South ft
Addition will require additional impervious surface percentage than what is
allowed by City Code, they should factor this into their storm water basin design
and apply for a variance in the future.
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7. It should be noted the current preliminary plat proposal for the Outlot A of the
Gateway South 1st Addition appears to exceed impervious surface percentage
requirements by a significant amount. This degree of a variance could not be
supported.
Recommendation
The engineering department feels there are acceptable alternatives to address the
impervious surface percentage on Lot 1, Block 1 of the Gateway South 1st Addition.
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CITY OF SHAKOPEE
MEMORANDUM
To: Mark Noble, Project Manager
From: Jamie Polley, Director of Parks and Recreation
Date: August 18, 2015
Case Number: 15043
Subject: Preliminary Plat—Gateway South
Based on a review of the application materials provided to staff, staff has the following
conditions of approval based on the plan set provided dated 4/15/15 & 7/9/15.
1. Trails and Sidewalks —The trail along 4th Avenue must remain as currently
constructed. Trails or sidewalks should be constructed along all 4th Ave
driveways to parking lots and building entrances.
At the time of recording of final plat:
1. Park Dedication
Given the location of the development, cash in lieu of land is recommended.
2. Park dedication fees in the amount required by the City Code and adopted City
fee schedule shall be paid at the time of recording of the final plat.
3. Preliminary park dedication calculations (to be confirmed at time of final plat) are
as follows:
(Gross Acreage— Public utility easement (PUE) acreage)x$6,930/acre = Park
Dedication required
Based on current information (34.833 acres—PUE) X $6,930.00/acre = Max
$241,392.69.
4. The exact amount of acreage accepted by the City for public utility easements
must be submitted to the Parks and Recreation Director for the exact Park
Dedication calculation.
CITY OF SHAKOPEE
MEMORANDUM
To: Mark Noble
From: Jacob Busiahn, Natural Resources Technician
Date: 29Sep15
Applicant: Duke Realty Corporation
Subject: PP-Gateway South
Location: N of 4th Ave, E of Sarazin St, S of CR 101, W of Shenandoah Dr
Natural Resources Staff recommends approval of the requested application with the
following conditions:
1. It is the City's intent to create a buffer of native plants in and around the
stormwater facility on this site. The Applicant shall hire a qualified contractor
to provide a seeding and 5 year maintenance plan to be approved by City
staff.
2. A financial security in the amount of 125% the cost of seeding and 5 years of
maintenance as shown on the approved plan shall be provided to the City for
vegetation establishment within the stormwater facility at the time of grading
or building permit. Duration of the financial security shall be determined by
City staff, not to exceed 5 years. A 50% reduction may be requested after 3
years from initial planting.
3. Must provide a minimum 18 inches of soil suitable for plant growth above any
clay liner on areas within and around the stormwater facility, excluding areas
below the NWL. Any soils compacted beyond 300 PSI shall not be
considered suitable for plant growth. The top 6 inches must meet the City's
topsoil requirements.
Aug. 15, 1(115 U: 14AM No, 3/h6 r, 3
i
SHAKOPEE PUBLIC UTILITIES COMMISSION
" Lighting the Way - Yesterday, Today and Beyond "
MEMORANDUM
TO: Shakopee Community Development Department
FROM: Joseph D. Adams,Planning and Engineering Director
SUBJECT: STAFF REVIEW RECORD COMMENTS for:
PP—Gateway South
CASE NO: 15043
DATE: 8/25/15
COMMENTS:
Municipal water service is available subject to our standard terms and conditions. These
include, but are not limited to: installing a lateral water main distribution system in
accordance with utility policy,paying the associated inspections costs, granting any
necessary easements,paying the Trunk Water Charge,and paying the Water Connection
Charge.
Underground electric service is available 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 terms and conditions.
These are contained in the current City of Shakopee Street Lighting Policy. Applicant
must pay the associated fees.
Applicant should contact Shakopee Public Utilities directly for specific requirements
relating to their project.
Post Office Box 470 • 255 Sarazin Street • Shakopee,'Minnesota 55379-0470
(952) 445-1988 • Fax(952) 445-7767 • www.spucweb.com
Reliable Publio
Power Provider
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