HomeMy WebLinkAbout10.E.1. Rezone Property from Major Recreation Zone to Light Industry Zone and Comprehensive Plan Amendment to Guide the Property for Industrial Use-Res. No. 7186-Ord. No. 854 ID.�'. i.
CITY OF SHAKOPEE
Memorandum
CASE NO.: 12-009
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Mark Noble, Planner II
SUBJECT: Rezone property from Major Recreation (MR) Zone to Light Industry (I-1)
Zone, and Comprehensive Plan Amendment to Guide the Property for
Industrial Use
MEETING DATE: April 17, 2012
REVIEW PERIOD: January 27, 2012 — May 25, 2012
INTRODUCTION
Scannell Development Company has made application for a Comprehensive Plan Amendment to
guide the property for industrial use, and to rezone the property from Major Recreation (MR) Zone
to Light Industry (I-1) Zone. The subject property is located at the southeast Corner of 4th Avenue
East and Shenandoah Drive. Attached are the applicant's narrative and concept plan for this
development (Exhibits B and C), which is approximately 36 acres in size, and predominately
wooded.
This request was reviewed by the Planning Commission at their March 8 and April S meetings,
having requested that staff research the available developable land that is zoned Major Recreation
and Light Industry Zones, and to provide that information at their April S meeting. Staff's
research found that there is approx. 179 acres of developable Major Recreation zoned land and 157
acres of developable Light Industry zoned land (including 45.5 acres that is guided commercial —
see attached map) presently available in Shakopee. Note that the majority of the Major Recreation
land termed vacant is under the ownership of Canterbury Park, and significant acreage of the Light
Industry land is located within two recently platted properties in the vicinity of 4 Avenue and
Shenandoah Drive.
The purpose of the Light Industry Zone is to provide an area for industrial, light manufacturing, and
office uses which are generally not obtrusive and which serve as a transition between more
intensive industrial sites and residential and business land uses. The purpose of the Major
Recreation Zone is to create a high quality environment for large amusement and recreation
attractions with a regional draw, with a degree of land use compatibility and street efficiency. It is
further the intent of the zone to protect existing landscape features, to preserve open space, to
sensitively integrate development with the natural landscape, and to require the planning of entire
land ownerships as a unit rather than permit piecemeal or scattered small developments.
1
FINDINGS
The criteria r for the granting of a Zoning Ordinance Amendment are listed below with
proposed findings for the Commission 's consideration.
Criteria #1 That the original Zoning Ordinance is in error;
Finding #1 The original zoning ordinance is not in error. However, the original zoning ordinance
established a zoning boundary that is compatible with several existing zones in this
area and provides,for an opportunity to utilize the site for industrial activities, which is
consistent with the proposed industrial guiding of the property.
Criteria #2 That significant changes in community goals and policies have taken place;
Finding #2 Significant changes in communiry goals and policies that conceYn this property have
taken place, as there is a perception that this property would be better suited for
industrial use than entertainment, a the demand is greater for indust�iaZ use and with
the current city code guidelines that shape development and design pefformance
standards, an industrial development could occur that could genev�ally fit in with the
adjacent properties.
Criteria #3 That significant changes in City-wide or neighborhood development patterns have
occurred; or
Finding #3 Si� ificant changes in development patterns have occurred for the subject property.
Adjacent uses include two proposed industrial developments, and the Major Recreation
uses have not developed as originally anticipated; therefore, this property is viewed as
more viable for industrial development than majoi° recreation development.
Criteria #4 That the comprehensive plan requires a different provision.
Finding #4 The Comprehensive Plan, as adopted by the Shakopee City Council, guides this
property for entertainment use. The applicant is requesting an amenc�inent of the
Comprehensive Plan for industrial use of this site.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission reviewed this request at its March 8 and April S meetings. At the
April S meeting, the Planning Commission recommended approval of the rezoning and
Comprehensive Plan Amendment to the City Council by a 4-3 vote. A copy of the staff reports to
the Planning Commission are attached for the Council's information.
VISIONING RELATIONSHIP
This action supports Goal B"Positively manage the challenges and opportunities presented by
growth, development and change".
ALTERNATIVES
1. Approve Resolution No. 7186, approval of a request to amend the Comprehensive Plan to
guide the subject property for Industrial use, and Ordinance No. 854, approval of a request
to rezone the subject property to Light Industry Zone.
2. Do not approve Resolution No. 7186, a request to amend the Comprehensive Plan to guide
the subject property for Industrial use, and do not rezone the subject property to Light
Industry Zone, and direct staff to prepare the appropriate Resolution of denial.
3. Offer a motion to table and request additional information from the applicant and/ar staff.
2
ACTION REQUESTED
Offer a motion to Approve Resolution No. 7186, approval of a request to amend the Comprehensive
Plan to guide this property for Industrial use, and Ordinance No. 854, approval of a request to
rezone the subject property to Light Industry Zone, and move their adoption.
i
Mar Noble `
Planner II
H:ACC�2012\04-17U2-009 rez Scannell.doc
3
ORDINANCE NO. 854
AN ORDINANCE OF THE CITY OF SHAKOPEE APPROVING A REQUEST TO
REZONE PROPERTY FROM MAJOR RECREATION (MR) ZONE TO LIGHT
INDUSTRY (I-1) ZONE
WHEREAS, Scannell Development Company, applicant, and Mary Ann Gross, property
owner, have requested the zoning of property from Major Recreation (MR) Zone to Light Industry
(I-1) Zone; and
WHEREAS, the subject property is legally described as follows:
See attached legal description (Exhibit #1); and
WHEREAS, notices were duly sent and posted, and a public hearing was held before the
Planning Commission on March 8 and April 5`�', 2012, at which time all persons present were
given an opportunity to be heard; and
WHEREAS, the Planning Commission recommended that the property be rezoned from
Major Recreation (MR) Zone to Light Industry (I-1) Zone; and
WHEREAS, the City Council heard the matter at its meeting on April 17, 2012; and
NOW, THEREFORE BE IT RESOLVED, that the City Council of the City of Shakopee
hereby adopts the following findings of facts relative to the above-named request:
Finding #1 The original zoning ordinance is not in erro�•. However, the original zoning
ordinance established a zoning boundary that is compatible with several existing
zones in this area and pYOVides for an opportunity to utilize the site for indust�ial
activities, which is consistent with the proposed industrial guiding of the propeYty.
Finding #2 Significant changes in communiry goals and policies that concern this property have
taken place, as there is a perception that this property would be better suited_for
industrial use than entertainment, a the demand is greater foi� industrial use and with
the cu�rent cit�� code guidelines that shape development and design pe�formance
standaYds, an industrial development could occuY that could generallv,fzt in with the
adjacent properties.
Finding #3 Significant chanaes in development patterns have occurred foi� the subject properry.
Adjacent uses include two proposed industs�ial developments, and the Major
Recreation uses have not developed as originally anticipated; therefore, this
propei�ty is viewed as more viable for industrial developnzent than majoj- recYeation
development.
4
Finding #4 The Comprehensive Plan, as adopted bv the Sliakopee City Council, guides this
property,foN ente�°tainment use. The applicant is requesting an amendment of the
Comprehensive Plan for industrial use of this site.
BE IT FURTHER RESOLVED, that the request to rezone the property from Major
Recreation (MR) Zone to Light Industry (I-1) Zone is hereby approved.
Passed in regular session of the City Council of the City of Shakopee, Minnesota held this
day of , 2012.
Mayor of the City of Shakopee
Attest: ,
Julie Linnihan, City Clerk
5
RESOLUTION NO. 7186
A RESOLUTION OF THE CITY OF SHAKOPEE APPROVING A REQUEST TO AMEND
THE COMPREHENSIVE PLAN TO GUIDE PROPERTY FOR INDUSTRIAL USE
WHEREAS, Scannell Development Company, applicant, and Mary Ann Gross, property
owner, have requested the reguiding to allow industrial use of the property; and
WHEREAS, the subject property is legally described as:
See attached legal description (Exhibit #1); and
WHEREAS, notices were duly sent and posted, and a public hearing was held before the
Planning Commission on March 8 and April S 2012, 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 April 17, 2012; and
NOW, THEREFORE BE IT RESOLVED that the City Council of the 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.
This area is presently served by public services and extension of services to this pa��ticular parcel
shall be controlled consistent with City policies.
GOAL #2
Any future annexation shall be undertaken in an orderly, fiscally sound manner. Property in
annexed areas shall be treated fairly relative to taxes and the provision of service.
The property is already within the ciry limits, and development of this land shall be treated fairlv
relative to taxes and the provision ofservices.
BE IT FURTHER RESOLVED, that the request to amend the Comprehensive Plan by
reguiding to allow industrial use of the property is hereby approved.
6
Passed in i�egulai- session of the City Council of the City of Shakopee, Minnesota held this
day of , 2012.
Mayor of the City of Shakopee
Attest: ,
Julie Linnihan, City Clerk
7
�t�1 ��T' � �.
LEGAL DESCRIPTION
The Northwest Quarter of the Southeast Quarter in Section 5, Township 115, Range 22, Scott
County, Minnesota, Except three parcels of land previousiy conveyed as follows:
EXCEPTION 1: That part of the Northwest Quarter of the Southeast Quarter of Section 5,
Township 115, Range 22, Scott County, Minnesota, described as follows: Commencing at the
Northeast corner of said Northwest Quarter of the Southeast Quarter; thence West along the
North line of said Northwest Quarter of the Southeast Quarter a distance of 33.0 feet to the
actual point of beginning; thence continuing West along said North line a distance of 200.0 feet;
thence South parallel with the East line of said Northwest Quarter of the Southeast Quarter a
distance of 250.0 feet; thence East parallel with said North line a distance of 200.0 feet; thence
North parallel with said East line 250.0 feet to the point of beginning.
EXCEPTION 2: That part of the Northwest Quarter of the Southeast Quarter of Section 5,
Township 115, Range 22, Scott County, Minnesota, described as follows: Commencing at the
Northeast corner of said Northwest Quarter of the Southeast Quarter; thence West along the
North line of said Northwest Quarter of the Southeast Quarter a distance of 33.0 feet; thence
South parallel with the East line of said Northwest Quarter of the Southeast Quarter a distance of
250 feet to the actuai point of beginning; thence continuing South parallel with the East line of
said Northwest Quarter of the Southeast Quarter a distance of 217.0 feet; thence West parallel
with the North line with the North line of said Northwest Quarter of the Southeast Quarter a
distance of 200.0 feet; thence North parallel with said East line 217.0 feet; thence East parallel
with said North line a distance of 200.0 feet to the point of beginning, together with a non-
exclusive easement appurtenant for ingress and egress over the North 467.0 feet of the East
33.0 feet of the Northwest Quarter of the Southeast Quarter of Section 5, Township 115, Range
22, Scott County, Minnesota.
EXCEPTION 3: That part of the Northwest Quarter of the Southeast Quarter of Section 5,
Township 115, Range 22, Scott County, Minnesota, described as follows: Commencing at the
Northeast corner of said Northwest Quarter of the Southeast Quarter, thence westerly along the
North line of said Northwest Quarter of the Southeast Quarter a distance of 233.00 feet to the
actual point of beginning; thence southerly parallel with the East line of said Northwest Quarter
of the Southeast Quarter a distance of 467.00 feet; thence westerly parallel wit the North line of
said Northwest Quarter of the Southeast Quarter a distance of 200.00 feet; thence northerly
parallel with the East line of said Northwest Quarter of the Southeast Quarter a distance of
467.00 feet to the North line of said Northwest Quarter of the Southeast Quarter; thence easterly
along said North line Z00.00 feet to the point of beginning.
_,_:.-�-. ,!
/ ( �y
CITY OF SHAKOPEE
Memorandum
CASE NO.: 12-009
TO: Shakopee Planning Commission
FROM: Mark Noble, Planner II
SUBJECT: Rezone property from Major Recreation (MR) Zone to Light Industry (I-1)
Zone, and Comprehensive Plan Amendment to Guide the Property for
Industrial Use
MEETING DATE: March 8, 2012
REVIEW PERIOD: January 27, 2012 — May 2�, 2012
SITE INFORMATION
Applicant: Scannell Development Company
Property Owner: Mary Ann Gross
Location: Southeast Corner of 4�' Avenue East and Shenandoah Drive
Current Zoning: Major Recreation (MR) Zone
Adjacent Zoning: North: Light Industry (I-1) Zone
South: Major Recreation (MR) Zone
East: Major Recreation (MR) Zone
West: Highway Business (B-1) Zone/LTrban Residential (R-1B) Zone
Comp. Plan: Entertainment
Lot Size: 35.66 Acres
Attachments: E�ibit A: Site Location/Zoning
E�ibit B: Applicant Narrative
Exhibit C: Concept Plan
INTRODUCTION
Scannell Development Company has made application for Comprehensive Plan Amendment to
guide the property for industrial use, and to rezone the property from Major Recreation (MR) Zone
to Light Industry (I-1) Zone. The subject property is located at the southeast Corner of 4th Avenue
East and Shenandoah Drive (see Exhibit A), is approximately 36 acres in size, and is vacant (note
that it is entirely wooded).
The applicant intends to construct several light manufacturing, warehousing and distribution
buildings should this request be approved (see Exhibits B& C). The narrative and concept plan
reference pre-cast concrete and split face masonry block buildings, totalinb approx. 575,000 square
feet of building area. Prior to any construction, a plat application, building permits and/or
Conditional Use Permit(s) will need to be submitted and approved.
1
Planning staff did receive several meinorandums from reviewin� agencies. Several cominenters
referenced that Major Recreation property is somewhat limited in Shakopee and that what we do
have should be reserved for future MR related uses.
City Engineering commented that should this application be approved, the following iteins should
be addressed as part of a plat, CUP or building permit application:
1. A more detailed analysis of the proposed storm water basin location will need to be
performed. The result of this analysis may be the pond will need to be located in the
northwest corner of the property. This area is closest to existing stoim sewer meant to serve
the property.
2. Accesses to the property will need to be alib ed as best possible with existing accesses along
Shenandoah Drive and 4th Avenue East. Access spacing will need to comply with the
City's Transportation Plan.
3. A more detailed analysis of the proposed internal street design will need to be performed.
The result of this analysis may be the streets will need to be constructed to City standards
and specifications.
4. Acknowledge that approval of the rezoning request does not constitute approval of the
submitted drawings.
Shakopee Public Utilities commented that not enough information is provided concerning water and
electric service proposed for this property; should this request be approved, the applicant shall
contact their Planning and Engineering Dept. for review and conditions.
The City Fire MarshaUInspector commented that the concept plan raised a number of issues related
to building layouts, parking and drive aisle configurations, hydrant locations and fire department
access needs, noting that the applicant shall provide adequate circulation for emergency vehicles on
the site and that multiple access points shall be provided to each parcel, should this application be
approved and the applicant moves forward with a plat or building permit application.
The Director of Parks, Recreation and Natural Resources noted that should this application be
approved and moves forward thru the platting and/ar building permit process, that a detailed tree
inventory and replacement plan will be required to be submitted and reviewed prior to any tree
removal occurring on site.
Scott County Engineering commented that the applicant will need to provide more details regarding
access and traffic management, should this application be approved.
The application pertains only to this singular property, which presents what some commenters
perceive as a spot zoning if approved. Additionally, the City recently adopted the 2030
Comprehensive Plan which identifies this area for entertainment use.
The purpose of the Light Industry Zone is to provide an area for industrial, li�ht manufacturing, and
office uses which are generally not obtrusive and which serve as a transition between more
intensive industrial sites and residential and business land uses. The purpose of the Major
Recreation Zone is to create a high quality environment for large amusement and recreation
attractions with a regional draw, with a degree of land use compatibility and street efficiency. It is
further the intent of the zone to protect existing landscape features, to preserve open space, to
sensitively integrate development with the natural landscape, and to require the planning of entire
land ownerships as a unit rather than permit piecemeal or scattered small developments.
2
By definition, based on the existing dense landscape features, the Major Recreation Zone appears to
be more appropriate. The Planning Dept. recommends that the Commission discuss whether this
property should be considered for a rezoning and Comprehensive Plan Amendment, or whether they
believe the current (and recently approved) Comprehensive Plan guiding and existing zoning are
appropriate. If they believe that the e�isting guidelines are appropriate or the application request is
appropriate, they should forward an appropriate recommendation to the City Council for their action
on this item.
FINDINGS
The criteria Yequit�ed fof� the granting of a Zoning Ordinance Amendment nf^e listed below with
proposed fzndings for the Commission 's consideration.
Criteria #1 That the original Zoning Ordinance is in error;
Finding #1 The orib nal zoning ordinance is not in error. The o�^igi�ial zoni�zg ordinance
established a zoning boundaiy that is conzpatible with seveYal existing uses in this aYea
and p�rovides for an opportu�zity to utilize the site fof� �^ecreational activities, wlzich is
consistent with the ente��tainment b iding of the propet•ty.
Criteria #2 That significant changes in community goals and policies have taken place;
Finding �r2 Sio Zificant changes in comnazcnity boals and policies tltat concern this property have
not taken place.
Criteria #3 That significant changes in City-wide or neighborhood development patterns have
occur� or
Finding #3 Sib ificant changes in development patte��ns have not occuf�r fo�� the subject pYOperty,
although there a�e existi�zg and potential uses in this area which aYe industrial in
nature.
Criteria #4 That the comprehensive pian requires a different provision.
Finding #4 The Comprehensive Plan, as adopted by the Shakopee City Council, guides this
property for efzteYtainment use. The applicant is Yequesting an ame�2dment of the
Comp�^ehensive Plan for industrial use of this site.
STAFF RECOIVIMENDATION
After evaluating the request against the stated criteria for rezoning, staff recommends that the
Commission deny this request as the criteria for granting a change have not been adequately met.
ALTERNATIVES
1. Offer a motion to recommend to the City Council the approval of the request to rezone the
subject site to Light Industry Zone, and to amend the Comprehensive Plan to guide this
property for Industrial use.
2. Offer a motion to recommend to the City Council the denial of the request to rezone the
subject site to Light Industry Zone, and that the Comprehensive Plan not be amended to
guide this property for Industrial use.
3. Offer a motion to continue the public hearin� and request additional information from the
applicant.
4. Close the public hearinb, and offer a motion to table and request additional information from
the applicant and/or staff.
3
ACTION I�EQUESTED
Offer a motion to recommend to the City Council the denial of the request to rezone the subject site
to Light Industry Zone, and to amend the Comprehensive Plan to guide this property for Industrial
use, and move its approval.
` r
Mark Noble �
Planner II
4
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Property Iniormation
Parcel ID: 279050130 Bathrooms:
Taxpayer Name: GROSS MARY ANN Year Built:
Taxpayer Addressl: 8609 LYNDALE AVE S# Deeded Acreage: 35.66
Taxpayer Address2: BLOOMINGTON, MN GIS Acreage: 34.41017
Property Address1: Zoning Classification:
Property Address2: Legal Description: Section 05 Township 115
Range 022 NW1/4 SE1/4 EX 1.15A EX .99A
Schooi District: 720 Plat Name:
Estimated Land Value: $1,500,000 Block:
Estimated Buildings Value: $0 Lot:
Totai Estimated Market Value: $1,500,000 Unique Well & Boring No.:
Home Style: Well Depth Drilled:
Prime Square Footage: Well Date Drilled:
Bedrooms:
This drawing is neither a legally recorded map nor a survey and is not Map Scafe N
intended to be used as one. This drawino is a compilation of records,
information, and data located in various city, county, and state offces, and 1 inch = 402 feet
other sources affecting [he area shown, and is to 6e used for reference W � ._ �g
purposes only. Scott Counry is not responsible for any inaccurecies herein �- .._ -
�_' .:
contained. If discrepancies are found, please contact the Scott County Ma p Date �.� ��� -
Surveyors oftice. 2I� I2O � Z .S �
�1��t��t�r �
Narrative — Proposed Valley View Business Park
The subject property is a 35.66 acre site currently zoned "Major Recreation" (MR). Our proposed land
use action would be to rezone the land from MR to "Light Industrial" (LI). The land abuts Canterbury
Downs to the south and east. Over the course of time, 4.28 acres of the larger 40 acre section were
purchased by third parties and rezoned to Light Industriai. fn addition, the property north and east of
the site along 4` Avenue East is zoned Light Industrial. Rezoning the subject property to LI would
provide a natural fit into the City's Land Use Plan. Also, with the addition of proper buffers along the
west property line, the property would serve as a good transition to nearby residential areas. The
current zoning of Major Recreation allows for recreation and restaurant retail type uses; however, there
is no market demand for this type of use and there are currently no future expansion plans of
Canterbury Downs. Due to these market factors, the best use of the property is a complementary use of
the surrounding light industrial product.
The proposed development entitied "Valiey View Business Fark" would be a mixture of first class, light
manufacturing, warehousing and distribution buildings. These buildings wouid be constructed of mainly
pre-cast concrete, split face bloci< and glazing. The proposed business park would contain +/- 575,000
square feet of buildings which would yieid a significant increase to the tax base and provide expanded
employment opportunities within the City.
The proposed developer of this park is Scannell Development Company, doing business as Scannell
Properties ("Scannell"). Scannell has a twenty year track record of developing first class buildings of
varied product types. Further, Scannell Properties is experienced in working with municipalities and
their constituents alike to create successful development projects that serve the community in which
they are located.
§11.42 �
SEC.11.42. MAJOR RcCREATfON ZONE (MR).
Subd. 1. Purpose. The purpose of the major recreation zone is to create a high quality
environment for large amusement and recreation attractions with a regional draw, with a high
-�-----�- d�gree of zone-to--protect
existing landscape features, to preserve open space, to sensitively integrate development with the
natural landscape, and to require the planning of entire land ownerships as a unit rather than permit
• piecemeal or scattered smali developments.
Subd. 2. Permitted Uses. Witf�in the major recreation zone, no structure or land shall be used
except for one (1) or more of the foliowing uses:
A. pubfic recreation;
B. restaurants, class I;
C. restaurants, class II, subject to the fo[fowing requirements: (Added, Ord. 741, �
Qecember 1, 2005)
1. shalf comply with all applicab(e provisions in the City Code, including, but
not limited to Section 11.60, Performance 5tandards;
2. trash receptacies, including but not iimited to dumpsters, shafl be stored in
fully enclosed areas, including the �top. The enclosed areas shall be
constructed of simifar and/or complementary materiais to the principal
structure and meet the standards of the City Code;
3. shall comply with ali conditions imposed as part of the liquor license for the
SIfB;
4. if serving (iquor, shall not be located on a lot or parcel of land adjacent to
any low densiiy residential (R-1A), urban residential (R-1B), or Old
Shakopee residential (R-1 C) zone;
5. if located within 100 feet of a residential use, sha(I limit its hours of
ope�ation to between 5:00 A.M. and 11:00 P.M.
D, pubiic buildings;
E. utility services;
F. utility service structures, subject to the following requirements: (Added, Ord. 741,
December 1, 2005)
1. shall not be a water tower or electrical substafion or a building constructed
to house sanitary lift station controls;
2. shall be twenty (20) feet or less in height;
3. may be used on(y to provide weather protection for utifity equipment;
4. shalf be designed, placed, and landscaped as necessary to assure that it
blends with the neighboring uses, and is unobtrusive; and
page revised in 2005
1197
§11.42
5. shall comply wi�h ali appiicabfe design standards.
G. singfe and mixed use developments which comply with Secfion 11.50, and have
received approval from the City Council; (Ord. 563, November 25, 1999)
H. uses having a drive up or drive through window, subject to fhe following
requirements: (Added, Ord. 741, December 1, 2005)
'i. shall be screened to a heighf of six (6) feet from any adjacent residential
zone;
2. shalf not have a pubfic address system which is audible from any
residential properEy;
3. shaf! provide stacking for at least six (6) vehicfes per aisle. The required
stacking shali not intertere with internal circulatio� paftems or with.
designated parking facifities, and shalf not be located in any public right-of-
way, private access easement, or within the required parking setback;
4. trash receptacles, including but not limited to dumpsters, shafl be stored in
fully enclosed areas, inciuding the top. The enciosed areas shaf( be
constructed of simifar and/or compismentary materials to the principaf
structure and meei the standar�s of t�e City Cod�.
1. relocated structures, subjecf to fhe following requirements: (Added, Ord. 741,
December 1, 2005)
1. shall obtain a moving permit from the City under City Code Section 4.08;
2. prior to moving, the appficant shali have given cash, cashier's check, or
letter of credit as a financial guarantee to the City to ensure completion of
all work. The financial guarantee shall be in an amount equal to the
Building OfficiaPs estimate of the cost to bring fhe structure into
compfiance with the Building Code;
3. the structure shalf ineet all requirements of the Building Cade within six (6)
months after moving;
4. if the structure is not in full compliance with the Building Code after six (6)
montns of moving, the City, in its so(e discretion, may draw on the financia!
guarantee and take whatever steps it deems necessary to bring the
relocated structure into complience with the Building Code. .fn the event
the City draws on the financial guarantee, 10% of the total guarantee shall
be paid to the City as its administrative fee;
5. the appficant shall provide the Building Department w�th all plan review
comments and inspection records from Bui(ding Codes and STDS division
and from the city of origin where constructed;
oage revised in 2�05
1198
� §11.42
6. an approved County highway moving permit will be required for the
moving of the strucfure;
7. the structure shaf( bs required to meet a1f setbacks, design and
performance standards spec�ed in the City Code, un(ess otherwise
approved;
8, repair of any damage to City streets as a resulf of relocafing the sfructure
shall he paid for by the appiicant. �
Subd. 3. Condifional or E'(anned Unif Devefonment Uses. Within the major recreation zone, no
structure or (and shall be used for the fol[owing uses except by conditionai use permit or planned
unit deve{opment: .
ii. �Oiilii'IEfCiai fcC:icaiiuii, ii�ajui .'ui �i�i��ui:
�. (Deleted, Ord..741, December 1, 2005); .
C. hotels, mote(s and conference centers;
D. horse care uses including�boarding, train'ing, showing, grooming and.veterinary
clinic facilities; �
E. retail uses and entertainment facilities;
F. administrative, executive, and professiona! offices;
G. health and athietic facilities;
H. private lodges and ciubs;
L (Delefied, Ord. 741, December 1, 20a5);
J. (Deleted, Ord. 741, December 1; 2Q05);
K. day care facilities;
L. adult day care centers as condifionaf use, subject to the following conditions: The
adult day care centers shall:
1: serve thirteen (13) or more persons;
2. provide proof of an adequate water and sewer system if not served by
municipal utilities;
3. have outdoor leisure/recreation areas located and designed to minimize
visual and noise impacts on adjacent areas;
page revised in 2005 �
1199
§11.42
4, the totaf indoor space available for use by participants must equal at Ieast
forty (40) square feet for each day care par�icipant and each day care staff
member present at the center. When a center is focated in a
multifunctional organization, _the center_ may share a common space wi�h
_ _.. _ .._.. _ ...._.. ._ . - --- ----_ ---
the multifunctional organiza6on if the required space availabie for use by
parficipants is maintained while the center is operating. In determining fhe
square footage of usabEe indoor space available, a center must not count:
a. hallways, stairways, closets, offices, restrooms and ufifity and
storage areas;
b. more than 25% of the space occupied by the furniture or
equipment used by participants orstaff; or
c. in a mulfifunctional organization, any space occupied by persons
associaied with the mu(fifunctionai organizafion.whife parEicipants
are using common space. �
5. provide proof of state, federaf and other govemmental ficensing agency
approvai; and
6. comply with all other state licensing requirements. (Ord. 482, May 15,
1997)
M. (Deleted, Ord. 741, December 1, 2005);
N. structures over the height allowed based on their setback;
O.� deveiopments containing mo�e than one (1) principal strucfure perlot; or
P. other uses similar to those permitted by the subdivision, upon a determination by
the Board of Adjustment and Appeals, may be allowed upon the issuance of a
Conditional Use Permit. (Ord. 528, October 29, 1998)
Subd. 4. Permitted Accessory Uses. Within the major recreation zone, the fo(fowing uses shai(
be permitted accessory uses
A. parking and loading spaces;
B. temporary construction buildings;
C. decorative landscape features;
D. communication service apparatus/device(s) as permitEed accessory uses, subject
to the following conditions:
1. shall be co-located on an existing tower or an existing structure;
2. must not exceed 175 feet in tota( height (including the exiension of any
communication service device(s) apparaius);
3. lights and/or flashing equipmenf shali not be permitted uniess required by
state or federal agencies;
page revised in 2005
1200
§11.42 �
4. signage shall not be allowed on the communication service
device(s)/apparatus other than danger or waming fype signs;
5. must provide proof from a professional sngineer that the-equipment will not
interfere with existing communications for public safety purposes;
6. shafi be located and have an exterior finish that minimizes visibility ofF-site
to the maximum extent possible;
7. app(icable provisions of fhe City Code, including the provisions of the State
Building Code therein adopted, shali be complied wifh;
8. afI obsofete or unused fowers and accompanying accessory facilities shall
be removed within twelve (12) months of the cessation of operations at the
siie uniess a iime exiension is approved by �ne Ci'ry. After tne faciiiiies are
removed, the site shall be restored to its original or an approved state. �
The user of the tower and/or accompanying accessory facilities shall be
responsible for the removal of facilities and restoration of the site;
9. the appficant shall submit a plan illustrating all anficipated fufure (ocation
sites for communication towers and/or communicafion
devices(s)/apparatus;
10. wireless tefecommunication towers and antennas will only be considered
for City parks when the folfowing conditions exist and if those areas are
recommended by the Parks and Recreafion Advisory Board and approved
by the City Council:
a. City parks of suf�icient size and character that are adjacent to an
existing commercia! or industrial use;
b. commercial recreation areas and major p(a�elds used primarily
by adul:s.
11. alf revenue generated through the iease of a City park for wireless
telecommunication towers and antennas should be transferred to the Park
Reserve Fund. (Ord. 479, March 13, 1997)
E, other accessory uses customarily appurtenant to a permitted use, as determined
by the Zoning Administrator.
Subd. 5. Design Stanc{ards. Within the major recreation zone, no land shall be used, and no
structure shall be constructed or used, except in conformance with the following minimum
requirements:
A. Density: minimum lot area: Ten (10) acres.
B. f�iaximum impervious surface percentage: 80%.
page revised in 20�5
1201
�11.42
C, Lot specifications:
minimum (ot width: 300 feet
minimum front yard setback: one-haif (1/2) of that structure's height or fifty (50)
feet, whichever is greater
minimum side yarcf setback: one-half (1/2) of that structure's height or twenty-five
(25) feet, whichever is greater
minimum rear yard setback: one-haff (1/2) of that structure's height or thirty (30)
feet, whichever is greater
minimum rear yard setback from residential zones: one-half (1/2) of that structure's
height or fifty (50) feet, whichever is greater
�. Minimum access spacing: �
County Roads 83 and 16: No access is allowed other than to public and private
streets with a minimum spacing of 600 feet. �
Shenandoah Drive and any continuafion fhereof fo anci including Secretariat Drive;
and Fourth Avenue: Streef and driveway access points must be separaied by a
minimum of 300 feet. (Ord. 204, Ju(y 31, 1986; Ord. 264, May 26, 1989; Ord. 328, .
January 30, 1992; Ord. 342, October 29, 1992; Ord. 377, July 7, 1994)
SEC.1'{.43. Reserved.
(The next page is 1235.)
page revised iri 2�05
1202
§11.44
ScC.11.44. LIGHTINDUSTRYZONE�(!-1).
Subd. 1. Purpose. The purpose of the light industry zone is to provide an area for industrial, fight
manuracturing, and office uses which are generally not obtrusive and which serve as a transition
between more intensive industriai sites and residentiai and business fand uses.
Subd. 2. Permitted Uses. Within the light industry zone, no structure or land shali be used except
for one (1) or more of the rollowing uses:
A. warehousing and whofesaling conducted entirely within an enclosed building,
except those involving a project that fits within one (1) of the Mandatory EIS
Categories under Minnesota Rules 4410.440�;
B. research faboratories conducted entirely within an enclosed building;
C. establishments supplying goods or services primarily to industrial uses;
D. agricultural uses, but limited to the growing of field crops;
E. utility services;
F. utility service structures;
G. offices within the principal structure and directly associated with another permitted
use;
H. public buildings;
I. single and mixed use developments which comply with Section 11.50, and have
received approval from the City Councii; or (Ord. 503, November 25, 1999;
Amended, Ord. 816, April 30, 20Q9)
J. O�ce buildings. (Added, Ord, Ord. 816, April 30, 2009)
Subd. 3. Conditionai Uses. Within the light industry zone, no structure or land shali be used for
fhe foifowing uses except by conditional use permii:
A. manur'acturing, fabrication, processing, and assembiy operatiors conducted
entirely within an encfosed buiiding, except those involving a project that fits witnin
one (1) of the Mandatory EIS Categories under Minnesota Rules 4410.4400;
B. airports and heliports;
C. vehicle repair,
Q. landscaping services and contractors;
E, reiail sales of products manufactured, fabricated, assembied, or stored on site;
F. commercial vehicle rental facilities;
G. self-storage facilities;
page revised in 2009 .
1235
§11.44
H. industrial or technical training schools;
1. restaurants, class I or class il, contained within a principal structure and oriented
toward serving employees or those working in the immediate area;
J. residences for security personnel;
K. exterior storage;
L. day care facilities;
M. adult day care center as conditional use subject to the following conditions: The
adult day care centers shall:
1. serve thirteen (13) or more persons;
1. provide proof of an adequa'te water and sewer system if not served by
- municipal utilities;
3. have outdoor leisure/recreation areas located and designed to minimize
visual and noise impacts on adjacent areas;
4, the total indoor space available for use by par�icipants must equal at least
forty (40) square feet r'or each day care par'ticipant and each day care staff
member present at the center. When a center is located in a
multifunctional organization, the center may share a common space with
the multifunciional organizafion if the required space available ror use by
participants is maintained while the center is operating. In determining the
square foo'tage of usable indoor space available, a center must not count:
a, hallways, stairways, closets, offices, restrooms and utility and
storage areas;
b. more than 25% of the space occupied by the furniture or
equipment used by participants or staff; or
c. in a multifunctional organization, any space occupied by persons
associated with the multiTUnctional organization while participants
are using common space;
5. provide proof of state, federal ard other governmental licensing agency
approval; and '
6. comply with ali other state (icensing requirements. (Ord. 482, May 15,
1997)
N. structures over forty-rive (45) feet in height;
O. developments containing more than one (1) principal structure per lot;
page revised in 2D09
1236
§11.44
P. other uses similar to those permitted by the subdivision, upon a determination by
the Board of Adjustment and Appeals, may be allowed upon the issuance of a
Conditional Use Permit; (Ord. 528, October 29, 1998)
Q. communication service towers as conditional uses, subject to the foliowing
conditions:
1. shall be a monopole structure;
2. the location of the tower shall comply with the minimum setback
requirements of the zone in which it is to be located. Towers located
closer to a property line than a distance equal to the heignt of the tower
shall be designed and engineered to collapse wiihin the distance between
the tower and the property line and supporting documentation shall be
provided fo prove this by a professional engineer;
3. shall not exceed 175 feet in total height (inciuding the extension of any
anienna);
4. lights and/or flashing equipment shall not be permitted unless required by
state or federal agencies;
5. shall be protected with corrosive resistant material;
o. signage shall not be aliowed on the tower other than danger or warning
type signs;
7. must provide proof from a professional engineer that the equipment is not
able to be co-located on any existing or approved towers and prove that
the planned tower will not interfere with existing communications for public
safety purposes;
S. must be built to accommodate antennas being placed at varying heights
on the tower;
9. existing vegetation on the site shall be preserved to the maximum extent
possible;
10. shall be surrounded by a security fence six (6) feet in height with a
lockable gate;
11. shall be located and have an exterior finish that minimizes visibility off-site
to ths greatest extent possible;
12. applicable provisions of the City Code, including the provisions of the State
Building Code therein adopted, shall be complied with;
13. equipment and buildings shafi be screened from view by suitabie
landscaping, except where a design of non-vegetative screening better
reflects and compliments the architectural character of the surrounding
neighborhood;
page revised in 2001
�237
§11.44
14. no tower shall be permitted unless the equipment planned for the
proposed tower cannot be accommodated on an existing or approved
tower or building within one-half (1/2) mile search radius of the proposed
tower for any of the following reasons:
a. the necessary equipment would exceed the structurat capacity of
the existing or approved tower or building and the existing or
approved tower cannot be reinforced, modified, or replaced to
accommodate planned or equivalent equipment at a reasonable
cost, as certified by a qualified, licensed professional engineer;
b. the necessary equipment woufd cause interference as to
signiTicantly impact the usability of other existing or planned
equipment at the tower, structure or building and the interference
cannot be prevented at a reasonable cost, as certified by a
qualified, licensed structural engineer;
c. existing or approved towers and buildings within the one-half (1/2)
mile search radius cannot or wiil not accommodate the pfanned
equipment at a height necessary to function reasonably, as
certified by a qualified licensed professional engineer;
d. the applicant, after a good faith effort, is unable to lease space on
an existing or approved tower or building;
15. ail obsolete or unused towers and accompanying accessory facilifies shall
be removed within tweive (12) months of the cessation of operations at the
site unless a time extension is approved by the City. After the facilities are
removed, the site shall be restored to its original or an improved siate.
The user of the tower and/or accompanying accessory facilities shall be
responsible for the removal or facilities and the restoration of the site.
10. the appiicant shail submit a plan illustrating anticipated sites for future
location for communication towers and/or communication
device(s)iapparatus;
17. when towers are to be located in City parks, no towers should be located
in designated conservation areas such as forest areas, marsh lands,
wiidlife preserves, nature center parks, picnic areas, near historical
structures, scenic open space areas, and areas of intense recreational
play r'or children (pla�elds, swimming poofs, playground equipment);
1�. wireless telecommunication towers and antennas will only be considered
for City parks when the foliowing condifions exist and if those areas are
recommended by the Parks and Recreation Advisory Board and approved
by the City Council:
a. City parks of sufficient size and character that are adjacent to an
existing commercial or industrial use;
b. commercial recreation areas and major playfields used primarily
by adults;
page revised in 200�
1238
§ 11.44
19. all revenue generated through the lease of a City park for wireless
telecommunication towers and antennas should be transferred to the Park
Reserve Fund. (Ord. 479, March 13, 1997)
R. retail auto sales, subject to the following cond�tions:
1. limit the percentage of retail sales to no more than 20% of the business;
2. must serve as an accessory use of the principle use;
3. vehicle retail sales fimited to used automobiles only;
4. no person shall operate a retail auto sales business on property, any part
of which is within 200 feet from any property developed or zoned for
residential uses;
5. snaii not siore any venicies whicn are uniicenseci and inoperative for more
than seven (7) days, except in appropriately designed and screened
storage areas;
6. shall conduct all repair, assembly, disassembly, or maintenance of
vehicles within a building, except for minor maintenance such as tire
inflation, adding oi! and wiper replacement;
7. shall not have any outside storage or display except of vehicles for sale;
8. shall not have a pub(ic address system which is audible from any
residential property;
9. shall screen all storage areas;
10. shall screen all disnlay areas adjacent to a residential zone;
11. shall apply the parking setback to all areas where vehicles are located;
12. shall maintain a landscaped buffer 100 feet wide from any residential zone;
13. all motor vehicle dsalers shall be ficensed by the State;
14. vehicle sales area is to be paved. (Added, Ord. 601, June 28, 2001)
Subd. 4. Permitted Accessorv Uses. Within the light industry zone the following uses shall be
permitted accessory uses:
A. parking and loading spaces;
B. temporary construction buiidings;
C. decorative landscape features; and
D. communication service apparatus/device(s) as permitted accessory uses, subject
to the following conditions:
paae revised in 2001
1239
§11.44
1. shail be co-located on an existing tower or an existing structure;
2. must not exceed 175 feet in total height (including the extension of any
communication service device(s) apparatus);
3. lights andlor flashing equipment shall not be permitted unless required by
state or federal agencies;
4. signage shall not be allowed on the communication service
device(s)/apparatus other than danger or warning type signs;
5. must provide proof from a professional engineer that the equipment will not
inteRere with existing communications for public safety purposes;
6. shall be located and have an exterior finish that minimizes visibility off-site
to the maximum extent possible;
7. applicable provisions of the City Code, including the provisions of the State
Building Code therein adopted, shall be complied with;
8. afl obsolete or unused towers and accompanying accessory facilities shall
be removed within twelve (12) months of the cessation of operations at the
site unless a time extension is approved by the City. After the facilities are
removed, the site shall be restored to its original or an approved state.
The user of the tower and/or accompanying accessory facilities shall be
responsibie for the removal of facilities and restoration of the site;
9. the applicant shall submit a pian illustrating all anticipated future location
sites for communication towers and/or communication
devices(s)lapparatus;
10. wireless telecommunication towers and antennas wil� only be considered
for City parks when the following conditions exist and if those areas are
recommended by the Parks and Recreation Advisory Board and approved
by the City Council:
a. City parks of sufficient size and character that are adjacent to an
existing commercial or industrial use;
b. comrnercial recreation areas and major pia�elds used primarily
by adults;
11. all revenue generated through the lease of a City park for wireless
telecommunication towers and antennas should be transferred to the Park
Reserve Fund; (Ord. 479, March 13, 1997) and
E. other accessory uses customarily appurtenant to a permitted use, as determined
by the Zoning Administrator.
Subd. 5. Desiqn Standards. Within the light industry zone, no land shall be used, and no
structure shall be constructed or used, except in conformance with the folfowing minimum
requirements:
paoe rewsed in 2001
1240
§11.45
A. �ensity:
minimum lot area: (with Ciry-services): 1 acre
(witho_ut City services): 20 acres
B. Maximum impervious surFace p�resr.tage: 75°io
C. Lot specincations:
minimum lot width: (with City servic�s): 100 feet
(without City services): 600 feet
minimum fronf yard setback: 30 feet
minimum side yard setbacl<: 15 feet
minimum rear yard setback: 30 feet
minimum side or rear yard setback fram residential zon�s: 100 feet
D. Maximum height: Forty-ftve (45) feet without a conditionaf use permif. (Ord. 31,
October 25, 1979; �rd. 96, November 11, 1982; Ord. 138, tVovember 24, 1983;
Ord. 186, January 30, 1986; Ord. 203, Jufy 10, 1986; Ord. 264, nliay 26, '! 989; Ord.
279, December 1, 1989; Ord. 377, July 7, 1994; Ord. 429, November 2, 1995)
SEC.1'f.45. Reserved.
page revised in 2003
1241
�
� r
CITY OF SHAKOPEE
Memorandum
CASE NO.: 12-009
TO: Shakopee Planning Commission
FROM: Mark Noble, Planner II
SUBJECT: Rezone property from Major Recreation (MR) Zone to LiQht Industry (I-1)
Zone, and Comprehensive Plan Amendment to Guide the Property for
Industrial Use
MEETING DATE: April 5, 2012
REVIEW PERIOD: January 27, 2012 — May 25, 2012
INTRODUCTION
Scannell Development Company made application for Comprehensive Plan Amendment to guide the
property for industrial use, and to rezone the property from Major Recreation (MR) Zone to Light
Industry (I-1) Zone. The subject property is located at the southeast Corner of 4th Avenue East and
Shenandoah Drive. Attached are the applicant's narrative and concept plan for this development
(Exhibits B and C), which is approximately 36 acres in size, and predominately wooded.
This request was tabled by the Commission at their March 8 meeting, with a request that staff
research the a��ailable developable land that is zoned Major Recreation and Li�ht Industry Zones,
and to provide that information at the April S�' meeting. Staff's research found that there is approx.
179 acres of developable Major Recreation zoned land and 157 acres of developable Light Industry
zoned land (including 45.� acres that is guided commercial — see attached map) presently available
in Shakopee. Note that the majority of the Major Recreation land termed vacant is under the �
ownership of Canterbury Park, and significant acreage of the Light Industry land is located within
two recently platted properties in the vicinity of 4 Avenue and Shenandoah Drive.
The purpose of the Light Industry Zone is to provide an area for industrial, light manufacturing, and
office uses which are generally not obtrusive and which serve as a transition between more
intensive industrial sites and residential and business land uses. The purpose of the Major
Recreation Zone is to create a high quality environment for large amusement and recreation
attractions with a regional drav��, with a degree of land use compatibility and street efficiencS�. It is
further the intent of the zone to protect existing landscape features, to preserve open space, to
sensitively integrate development with the natural landscape, and to require the planning of entire
1and ownerships as a unit rather than permit piecemeal or scattered small developments.
As previously noted by staff, by definition, based on the existina dense landscape features, the
Major Recreation Zone appears to be more appropriate. The Plannin� Dept. recommends that the
Commission discuss whether this property should be considered for a rezoning and Comprehensive
Plan Amendment, or whether they believe the current (and recently approved) Comprehensive Plan
guiding and existing zoning are appropriate. If they believe that the existin� guidelines are
1
appropriate or the application request is appropriate, they should for��ard the appropriate
recommendation to the City Council for their action.
FINDINGS
The c�^ite�ia Yequired for the granting of a Zoning Ordinance Ame�zdment are listed belon� with.
proposed findings for the Commission's consideration.
Criteria #1 That the original Zoning Ordinance is in error;
Finding #1 The orio�inal zoning ordinance is not in error. The oYiginal zoning ordi�zance
established a zoning bounda�y that is compatible with several existind uses in this area
and provi�les,for an oppof•tunitt% to utilize the site recreational activities, which is
consistent with the entes^tainment guiding of the propert��.
Criteria #2 That significant changes in community goals and poiicies have taken place;
Finding #2 Si�zificant chanoes in community goals and policies that concer�z this propertv have
not taken place.
Criteria #3 That si�nificant changes in City-wic�e or neighborhood cieveiopment patterns have
occurred;or
Finding #3 Sib cificant changes in developmenz patteJ�ns have not occurYed for the subject p��opeYty,
atthough there are existing and potential uses in this area which are indust��ial ir�
nature.
Criteria #4 That the comprehensive plan requires a different provision.
Finding #�4 The Comprehensive Plaiz, as adopted by the Shakopee Cit�� Council, o ides this
property fot° e�ztertainment use. The applzcant is requesting an amendment of the
Comp�ehensive Plan for indust��ial use of this site.
STAFF RECOMMENDATION
After evaluatinb the request a�ainst the stated criteria for rezoning, staff recommends that the
Commission deny this request as the criteria for grantin� a change have not been adequately met.
ALTERNATIVES
1. Offer a motion to recommend to the City Council the approval of the request to rezone the
subject site to Light Industry Zone, and to amend the Comprehensive Plan to guide this
property for Industrial use, and provide staff findings consistent with the Commission's
wishes.
2. Offer a motion to recommend to the City Council the denial of the request to rezone the
subject site to Light Industry Zone, and that the Comprehensive Plan not be amended to
guide this property for Industrial use, with findings as presented by staff.
3. Offer a motion to table and request additional information from the applicant andior staff.
ACTION REQUESTED
Offer a motion to recommend to the City Council the denial of the request to rezone the subject site
to Light Indusiry Zone, and to amend the Comprehensive Plan to guide this property for Industrial
use, with findin�s as presented by staff, and move its approval.
�
C� /
Mark Noble
Planner II
�
�� 04/03!2012 11:32 9528819150 LAW OFFICE PAGE al/02
■ C
� ' � �- � ,
, �����U� �. �
�
LOREN GAO S S --- -
ATTORNfY AT LAW
H609 L7NDALE AVENUE 30„ SUITE 214
BLOOMINGTON, MINNESOTA 55420
7ELEpNONE 19�58) 96i-B636
FAX (952) 881.91g0
BY F.�CIMILE ONLY
952-233-3801
APril. 3, 2012
Menabezs of the Planning Coznmisaion.
Shakopee City Hall.
129 �Iol�aes Street South
Shakopee, MN 55379
In Re: 35.66 a.cres at Fourth Avenue ar�d Sk�enandoah
Dear Meinbers of the Commissi.on:
As you will reca.11, I appeared before the Planning Comnr�ission on March 8, 2012, in support of
the requested rezoning of property �wned Uy my wi�fe, MazyAnn Cnross, at Fourtk� Avenue an.d
Shenandoah.
At that ti�xte, the Pianning Commission expressed tk�e )�ope that the property could be developcd
with its current zonin.g—Major Recre�lion. The obvious usez for the property if zoned Maj�r
Recreation is Cantcrbury Park. �3ecause T have a continuing relationship with the managcmcnt
th. er.e, i again approached them to see if they ha.ve a cutrent interest in the property. They
brou,ght the qu.estion befoz'e th,eir Board of Directors on March 27, 2012, and, havin� no current
interest, they caused Mr. Erickson io issue thc attachcd letter.
l do not have any indication of interest by others who might usc the property as currcntly zoncd.
Consequently, if wc are to fznd. a use for this property in the very near future, ii seems we wil]
have to g� witl.l the proposed buyers who would like to develop tbe pr.operty as Ii�bt industr.ia.l_
ror thosc rcasons, I arn asking th,at you setiousJy con.sider the pr.oposal for ligl�t industrial zoning
orthis �ropert� and allow it to be rczoned so tllc property can be put to a present cconomic ttse.
Yot�rs.very truly,
� - ��'t�� -U r -��---.
�� Lo`ren Gross
T G/Iem.
T ;ncl.osure
04/03/2012 11:32 9528819150 LAW OFFICE PAGE 02/02
rt'
�
e
�
— . - . —
Loren Gross
8609 Lyndale Ave. So
Bloomington, MN. 55420
March 27, 2012
Dear Loren,
Canterbury Park has no objections to your rezoning request for property ID # 2790507.30 from
Major Entertainmen�to Light Industrial.
Additionally, your property is not part of any future development p(ans we currently have,
Sincerely
�
Ma k Erickson
Canterbury Park
CANTERBURY PARK HOLDIN6 CORPORATION
1 100 C�NTERBURt' ROAD SNAKOPEE� MINN630TA S5�7J
TELEPHON6 gs�'4a' FNC 952-496-6400 WWW.CANTeRBURYPARK.COM
� Fwrc�: Scann�ll t�roperEiesi co� copy
Ann Mulcrone <aimulc@aol.com> Thu, Apr 5, 2012 at 1:12 PM
To: mnoble@ci.shakopee.mn.us
Sent from my iPad
Re the P{anning Commission meeting tonight and the 2nd hearing from Scannel!
Properties:
I am unable to attend the meeting no matter how hard I tried to work it out.
It, being Holy Thursday, prevents others that I talked to from attending aiso.
I have talked informally with some of the neighbors in Pinewccd Estates �nd we
agree that the Commission should carefully consider changing the zoning from
"Entertainment" to "Light fndustriai" IF the light industrial is the way it was defined at
last month's meeting, and NOT how it was defined for I-State Trucking. I have not
been designated to speak for the Homeowner's Ass'n but to change the zoning and
then have something like I-State Trucking come is our worst nightmare.
If " Light Industrial" in Scannel!'s reference means warehousing or quiet and benign
businesses it couid be far more desirable than some "Entertainment" facilities which
could be very undesirable to this very {arge residential neighborhood of condos, town
homes and singfe family dwellings.
Also Scannell Properties described feaving the trees and natural berm in place along
Shenandoah. We hope that the planning commission and the neighborhood and
Scannell can work together for such a development.
Thank you,
Ann Mulcrone
ai€�ufc��,a��.cc�m
612-306-1164
952-496-3593
Sent from my iPad