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Home My WebLink About4.B.2. Request to Rezone Property from Business Park to Highway Business-Res. No. 7224-Ord. No. 858 Li• B. .2 CITY OF SHAKOPEE Memorandum CASE NO.: 12 -027 CONSENT TO: Honorable Mayor and City Council Mark McNeill, City Administrator FROM: Julie Klima, Planner II SUBJECT: Request to Rezone property from Business Park (BP) to Highway Business (B1) MEETING DATE: August 21, 2012 REVIEW PERIOD: June 18 — October 16, 2012 ACTION SOUGHT Offer and pass Resolution No. 7224, a resolution approving the request to amend the Comprehensive Land Use Plan to reguide property from Business Park to Commercial and offer and pass Ordinance No. 858, an ordinance approving the request to rezone property from Business Park (BP) to Highway Business (B1). This action has no immediate budget impact. DISCUSSION HHS, LLC has made application for the rezoning of an approximately 11 acre parcel located south of 12 Avenue, north of Highway 169, and east of CSAH 83. Please see Exhibit A for property location. The applicant is requesting that the property be rezoned from Business Park (BP) to Highway Business (BI). At its August 21, 2012 meeting, the City Council directed staff to prepare the appropriate documents to enact a rezoning of the property to Highway Business (B1) from Business Park (BP). Please find attached Ordinance No. 858 and Resolution No. 7224. These draft documents include the criteria and findings supporting a reguiding of land use to commercial and a rezoning to Highway Business (B1) Zone. ALTERNATIVES 1. Offer and pass Resolution No. 7224, a resolution approving the request to reguide property to Commercial from Business Park and Ordinance No. 858, an ordinance rezoning property from Business Park (BP) Zone to Highway Business (B1) Zone. 2. Offer and pass a motion directing staff to prepare an alternative ordinance. 3. Table the request to seek additional information from the applicant and/or staff. RELATIONSHIP TO VISIONING This action relates to Goal B: Positively manage the challenges and opportunities presented by growth, development and change. ACTION REQUESTED Offer and pass Resolution No. 7224, a resolution approving the request to reguide property to Commercial from Business Park and Ordinance No. 858, an ordinance rez. - 'n: property om Business Park (BP) to Highway Business (B1). u 'fanner II h: \cc \2012 \09- 04\rez hhs 12- 027.doc 1 RESOLUTION NO. 7224 A RESOLUTION OF THE CITY OF SHAKOPEE APPROVING THE REQUEST TO REGUIDE PROPERPTY FROM BUSINESS PARK TO COMMERCIAL WHEREAS, HHS, LLC, applicant and property owner, has requested the reguiding of property from Business Park to Commercial; and WHEREAS, the subject property is legally described as: That part of Lot 1, Block 2, VALLEY PARK TWELFTH ADDITION, Scott County, Minnesota, lying easterly of the following described line: Commencing at the northeast corner of said Lot 1, Block 2, thence South 89 degrees 02 minutes 41 seconds West, an assumed bearing, along the north line of said Lot 1, a distance of 1248.77 feet to the point of beginning of the line to be described; thence South 0 degrees, 56 minutes, 58 seconds East a distance of 450.58 feet more or less to the south line of said Lot 1 and said line there terminating; and WHEREAS, notices were duly sent and posted, and a public hearing was held before the Planning Commission on August 9, 2012, at which time all persons present were given an opportunity to be heard; and WHEREAS, the City Council heard the matter at its meetings on August 21 and September 4, 2012; and NOW, THEREFORE BE IT RESOLVED, that the City Council of the City of Shakopee hereby amends the Comprehensive Plan to reguide the aforementioned property to Commercial from Business Park due to its suitability and visibility for retail commercial development, as well as, its ability to meet the goals and objectives of the City related to economic development. ALSO, BE IT FURTHER RESOLVED, that the request for the reguiding of property from Business Park to Commercial is hereby approved contingent upon review and approval by the Metropolitan Council consistent with the procedures set forth in Minnesota statute and Metropolitan Council policy. 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: , City Clerk 2 ORDINANCE NO. 858, FOURTH SERIES AN ORDINANCE OF THE CITY OF SHAKOPEE, MINNESOTA, AMENDING THE ZONING MAP ADOPTED IN CITY CODE SEC. 11.03 BY REZONING LAND TO HIGHWAY BUSINESS (B1) FROM BUSINESS PARK (BP) WHEREAS, HHS, LLC, applicant and property owner, has made application for the rezoning of property from Business Park (BP) Zone to Highway Business (B1) Zone; and WHEREAS, the property is legally described as: That part of Lot 1, Block 2, VALLEY PARK TWELFTH ADDITION, Scott County, Minnesota, lying easterly of the following described line: Commencing at the northeast corner of said Lot 1, Block 2, thence South 89 degrees 02 minutes 41 seconds West, an assumed bearing, along the north line of said Lot 1, a distance of 1248.77 feet to the point of beginning of the line to be described; thence South 0 degrees, 56 minutes, 58 seconds East a distance of 450.58 feet more or less to the south line of said Lot 1 and said line there terminating; and WHEREAS, notices were duly sent and posted, and a public hearing was held before the Planning Commission on August 9, 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 August 21 and September 4, 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 error. The property was zoned appropriately prior to development occurring within its vicinity. Finding #2 Significant changes in community goals and policies have taken place. The requested rezoning is consistent with current Council's targeting of additional retail sites in the City. Finding #3 Significant changes in development patterns have occurred in that development has occurred within the vicinity of the subject property that will support commercial development. The visibility and location of the subject site supports commercial development in this location. The property has been vacant for several years as Business Park zoned land. Finding #4 The Comprehensive Plan, as amended, is consistent with the request on the subject property. 3 BE IT FURTHER RESOLVED, that the request to rezone the property as stated in this ordinance is hereby approved subject to approval of the comprehensive plan amendment by the Metropolitan Council. 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: City Clerk Published in the Shakopee Valley News on the day of , 20 4 CITY OF SHAKOPEE Memorandum CASE NO.: 12 -027 TO: Shakopee Planning Commission FROM: Julie Klima, Planner II SUBJECT: Request to Rezone Property from Business Park (BP) to Highway Business (B 1) MEETING DATE: August 9, 2012 REVIEW PERIOD: June 18 — October 16, 2012 INTRODUCTION HHS, LLC has made application to request rezoning of property from Business Park (BP) Zone to Highway Business (B 1) Zone. The property is located south of 12 Avenue East, north of Highway 169, and east of CSAH 83. The subject site is approximately 11 acres in size. Please see Exhibit A for the proposed location. DISCUSSION The applicant submitted the attached narrative (Exhibit B) in connection with the application. The request for rezoning to Highway Business (B1) Zone is not consistent with City's Comprehensive Plan. The Comprehensive Plan guides this area for Business Park use. Please see attached Exhibits C and D for the current zoning and comprehensive plan designations of the subject property and the surrounding properties. The City's Comprehensive Plan sets basic policies to guide the development of the City. The purpose of designating different areas for residential, commercial, and industrial land uses is to promote the location of compatible land uses, as well as to prevent incompatible land uses from being located in close proximity to one another. The Zoning Ordinance is one of the legal means by which the City implements the Comprehensive Plan. Under Minnesota statute, zoning is to conform to a city's comprehensive plan. Copies of the land use plans and the Zoning Ordinance are available for viewing at City Hall and will be made available at the August 9 meeting. As previously stated, the City's Comprehensive Plan guides this property for business park development. In 2005, the property owner requested that the Comprehensive Plan be amended to reguide this property for commercial purposes (from Business Park) and that it be rezoned to Highway Business. At that time, the property owner was contemplating the construction of a 16 screen movie theatre. Ultimately, the City Council denied both requests. A copy of Resolution No. 6245 is attached for the Commission's reference as Exhibit E. This resolution cites the findings adopted by the Council for that request and relate to the then- Council's concern to preserve land 1 for industrial and business park uses. These land uses also tend to result in the creation of higher paying jobs than retail /commercial land uses. As a reference for the Commission, attached as Exhibit F is a copy of the Zoning Map. As shown in the red circles, the City has property that is zoned as Highway Business (B1) at the following locations, some of which are currently vacant: o along CR 101 through the downtown area; o the east and west ends of CR 101; • the intersection of Hwy. 169 /CSAH 15; o the intersection of Hwy. 169 /CSAH 17; o the intersection of Hwy. 169 /CSAH 83; and • the intersection of Hwy. 169 /CSAH 18. The properties that are shown in the blue circle are zoned for Business Park use and are located: • Within the Dean Lakes project along Dean Lakes Blvd; and o Along the south side of 12 Avenue East, north of Hwy. 169 Also attached as Exhibits D and E are copies of the zoning and land use maps depicting the subject site and the adjacent parcels. The current economic and development conditions are changed from those that existed at the time of the 2005 request. If the Planning Commission feels that this request is one that it is inclined to support, it should direct staff to prepare findings to the criteria that it feels are met in this situation and recommend to the City Council based on those changes. FINDINGS The criteria required for the granting of a Zoning Ordinance Amendment are listed below for the Commission's consideration. Criteria #1 That the original Zoning Ordinance is in error; Criteria #2 That significant changes in community goals and policies have taken place; Criteria #3 That significant changes in City -wide or neighborhood development patterns have occurred; or Criteria #4 That the comprehensive plan requires a different provision. STAFF RECOMMENDATION Staff recommends that the Planning Commission provide staff with direction on which criteria it believes are met and provide a recommendation to the City Council consistent with the preferred alternative of the Planning Commission. ALTERNATIVES 1. Offer a motion to recommend to the City Council the approval of the request to rezone the property to Highway Business (B1) Zone and provide direction to staff regarding which criteria are met. 2 2. Offer a motion to recommend to the City Council the denial of the request. 3. Offer a motion to continue the public hearing and request additional information from the applicant and /or staff. 4. Close the public hearing, and offer a motion to table and request additional information from the applicant and/or staff. ACTION REQUESTED Offer a motion to direct staff on which criteria have been met and make a recommendation to the City Council consistent with the preferred alternative of the Planning Commission. q ie Klim.' ' anner II h: \boas- pc\2012 \8 -9 -12 \rezone hhs 12- 027.doc 3 E K. H I I- Scott County MM 4 11 r7 ■ I i 1Cal 331 1,D0 Ito Es :f i i :i7 u 4241 =_371 `_ 01 C7 1135 i — II 12 AV F - - -- - -- i 333 47 s3i0 I I 41'•0 =951 _2,33 u:-..J 45:k7 1 4257 .1)-.0 - 41137 0 124- { _ � __'a h TO CANTEF,B( Y RI) t ,.,. / 169 ------- • i 1 i 3 r I ------- 7 ---_ 7: 4175 Ali _4 j a 2 ; l 1 f f 15 �-- 1Sl07 :_ 4135 .cart -1 - F ' ... = �'•� 371 = ' 13 7` 11111/ ti71 4711 1 ,o a,. { ,_ _ - ____-----\\( 173 1L'� ± i [_--- h r 4rta r,Ur ,. '4 --.--,-- ( r�3 =1 7 519 027 -__ 411i 41_.5 � = ti W.1 , � -. -• 147 1,7]1 • :__k i! - -__ _ � —_= ..711 ` s ' 1 4;5: _M -i r r ` ,� ,w _r Property Information Parcel ID: 272120022 Bathrooms: Taxpayer Name: HHS LLC Year Built: TaxpayerAddressl: 140 HINKS LN E Deeded Acreage: 11.88 TaxpayerAddress2: SIOUX FALLS, SD 57107 GIS Acreage: 11.8751 Property Addressl: 4300 12 AVE E Zoning Classification: Property Addressl: SHAKOPEE MN 55379 Legal Description: SubdivisionName VALLEY PARK 12TH ADDN Lot 001 Block 002 SubdivisionCd 27212 P/0 LYING E OF A LINE COM 1248.77' W OF NE COR, S 450.58 TO S School District: 720 Plat Name: PLAT -27212 VALLEY PARK 12TH Estimated Land Value: $1,600,000 Block: 002 Estimated Buildings Value: $0 Lot: 001 Total Estimated Market Value: $1,600,000 Unique Well & Boring No.: Home Style: Well Depth Drilled: Bedrooms: Well Date Drilled: l 4 k i This drawing is neither a legally recorded map nor a survey and is not Wap Scale N intended to be used as one. This drawing is a compilation of records, information, and data located in various city, county, and state offices, and 1 inch = 761 feet other sources affecting the area shown, and is to be used for reference W ---..- ---t- E ;'s. purposes only. Scott County is not responsible for any inaccuracies herein - contained. If discrepancies are found, please contact the Scott County Map Date ci - Surveyors office. 6/25/2012 S ,11 Folz, Freeman, Erickson, Inc, FFE LAND PLANNING - SURVEYING - ENGINEERING Valley Park 17 Addition Preliminary and Final Plat and e Zoning Request Project Narrative June 14, 2012 With this proposal we are submitting for Preliminary and Final Plat for the Valley Park 17 Addition. Also included in this submittal, is the request for Re- Zoning the property from BP, Business Park to B1, Highway Business. We respectfully ask that you process these two requests as two separate applications, one for the Re -Zone and the other for the Subdivision of the Property. We are subdividing the property in conjunction with the recently approved Hotel Project located on this parcel, to be able to convey a legal parcel to the owner of that project. This request for the subdivision of the parcel does not require any variances, appeals, or a conditional use permit. We will also be submitting the Final Plat Documents to the Scott County Surveyor for his concurrent review of the proposed subdivision. At this time we are not proposing any additional development of the parcels beyond that of the recently approved Hotel Project. No specific proposal is defined at this time for the remaining two lots. Following is pertinent information in regards to this request: DEVELOPER: HHS, LLC, - 140 RINKS LANE EAST SIOUX FALLS, SD, 57107 - ENGINEER/SURVEYOR: FOLZ, FREEMAN, ERICKSON, INC. 12445 55TH STREET NORTH LAKE ELMO, MN 55042 P.I.D. NO.: 2120022 TOTAL AREA: 11.87 ACRES TOTAL STREE RIGHT OF WAY: PREVIOUSLY PLATTED (NONE ADDITIONAL) PRESENT ZONING: BP, BUSINESS PARK PROPOSED ZONING: B 1, HIGHWAY BUSINESS CURRENT USE: VACANT LAND PROPOSED USE: RETAIL, RESTARUANT, HOTEL TOTAL PROPOSED LOTS: (3) BUILDABLE, TWO REMAINING LOTS, ONE UTILIZED BY HOTEL TOTAL PROPOSED OUTLOTS: (1) (EXISTING DRAINAGE EASEMENT) TOTAL AREA OF OUTLOTS: 1.51 ACRES 1244555th Street North, Lake Elmo, Re1 55042 o Phone: (651) 439 -8833 e Fax: (651) 430 -9331 0 Website: www.ffe-inc.com Bruce A.. alz, LS Timarhv I. , LS Todd A P& 1939 - 2COI Fried Principal CXP113 6/14/2012 Valley Park 17 Addition - Narrative Page 2 of 2 This is a previously platted parcel of property, with in -place sanitary sewer, water main and storm sewer, accessible to each of the proposed lots. The proposed drainage from each of the lots will not change from the existing conditions, which is to sheet flow to the south to the existing drainage pond that exists today. It is our understanding that as long as the proposed impervious surface from each of the lots remain at 75% or below, no additional on -site ponding would be required. We would request that Staff verify this issue. The re -zone request results from the many years of inactivity in attempting to sell the parcel as currently zoned. The Owner feels that development of the remaining two proposed parcels could occur sooner if the property were re -zoned to that of the current Ashley Furniture Parcel, which is zoned B1, or Highway Business, creating the environment for a more compatible use. Please do not hesitate to contact us in regards to any of the information submitted. We appreciate the opportunity to work with the City on expediting this request. Sincerely, Folz, F an, Erickson, Inc. Todd A. 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P R2 Medium-Density Residential IIIII Multiple Family Residential , ' 1 „ , I------ -I -- -- ■ _.. :,.r 7 -- )77 --- / 4 "•-.. .... ,..„. ,. ..,,,,,,...., ..1 .. , --- . fa Ri , ..... '. ---- .:-,---,•-;) 0:—...-.4-0'11. ...„--r--- , I 1 " 7 7 : -',;:-' --- - 0 - - .. 1 - . . ,.....- .. - 7 — .,, - - .... ' - i_,'‘ ”." • ' _ r_____, ni , I I SRR, Sewered Rural Residential . c' --=--------Th II 1 I / rft/ ' • 7 1 r Lake O'Dowd v -1 I IV ..■• Y , . H - .', ' :::.'', , iip ' ,,. -=---:: ''.:.. .'... \\.t11 .'....-:::■ '•-•''. ...... \ ......... , , , A Zoning Not Established Zong Dist t Ac ricres r ../.: -. 0 • - —1 F.. -2 '''' .. 4 . . .. i ---- ,•• ‘., -- - , 10 . 1:..,..1 ..., .. (A G) Agricultura I Preservation 4,5cri '..; I :r.l.. • 1 .."..' \ ...-' .....' 1 ■ ‘. ,,,, ' -' 1 '1".1 .i ; ' :1-2: 1 t. , (Bp Highway Business 683 ' • -,:, •. / /.. r..._. I , 6, fir 1,"41e" V .' :. '''' . ""' ' \ - . Tr v_A:.'...4, , . .„ ; lilt 7 : ;.... - . 1. :." 1 ?i' - ',...: 1- c_ . - :. - . - . •. PUD Overlay . ,,,- IF 11 I I ) \ \/ . ::-%' " " '---- ,1 - X ----- 7, ' .. -- ;_ ; "'i"- '■ ' - ---"... ..■••.`.•. I (BP) Business Park 197 '-'--- \-C- . ' '. '. ''..1-:" ''• '''. .---- .... ( .-._ -, \ \ ',...',".3 ...,,_ i i"::: ,,, ,.. :.....,, '.,,, :. , : - . - . ... 1 . 1 ..,A ,„:,..„..:. ,,,„.,.:., .. ... •,.-_.. • . •- -- . . . .. - " \ . . , •.. ..••••"" , II 11 1._.. t (CC) Community Conunercial 32 ! I -1 1 li u I) Lieht Industrial 658 C"--. f ", / .// A '... f A, -- --- -/ /::::- - \ - , --- \----- i s ill'• - ' -, --' ''':' '''''. -. _ --- – •-....- .-- • .., --- ,•_,...,_ . ...• .. _ _ - -.. :_.,, do r ... , .... - 1 - - • - .5 W I. ■ , .... , . .. , , , (MR) Major Recreational 863 .,,..... , , (12) Heavy Industrial 1,255 ., v - I I- . i ' I .:. i • • 1 .-• ' , • ......-; ,.. ( _. .. . _, '''" 1 J ,, • ,,-';‘-`,, , , , . ..... ,. . i . ....... .„..... , ,. , (PRD)Planned Residential 272 • - • - - -- i [ ' -`: J:ii....::-,. )-■,...- .„.....- e i : :: sow . . .. 1 , ,1.'.71._ . '-.. . '';'... . (RIA) Low-Density Residential 280 i • ,---7,4 (f (RIB) Urban Residential 2,837 : ''''-- I :''''''` .-' " •. I I (RIC) Old Shakopee Residential 439 1 ./. - - - 71 , , t 1 . ; 1...':\ -- ' • - ' ''''. ' , -,--::. • - :-:, . -...', : ! = :. " - -:. j ;'=',- I 1 ',," • , I ' .;.-. -- ! . , . • „,-,_- - 1 - - --. 1 -.-..:: ,, - ! .: ., : . ', I . . _ . ■ (RR) Rural Residential 3,116 I , i - . I I Total! 15,982 Louisville Township Tri -I I NN r - . T.' III _ .‘ ..., ...... .. , , T . Updated: November, 2009 1 i I II / i A 0;11.77....ur.,_,...v.);...1z1L. h:.,11, , i. . . i. , . , _ ., _..1„., , __ _. 1 ....,_, v_...„,,_,_,,.. __.... 1E3 if , I ! r / i t 1 i IALLPy < I f % �~ sr t . _,lam / / �,, � a „yip � H A + I<OPEE 1 , 7 Valley Park 17th B.VitE: SCHEER 13LVD ✓ � PARK PL BR O' - X X A J -- AD pa:, x x x Mining Overlay (7' 'I J PUD Overlay Current Zoning District AG- Agricultural Preservation B1- Highway Business 11.AVi E - - - -- - 4 B2 -Office B3- Central Business District � j BP- Business Park j ? Subject Property - CC Community Commercial V 1 I —] I1 -Light Industry I I2 -Heavy Industry __- 12 AVE � 12th•AVPE 12 AV. E MR -Major Recreation . 1111 Mill . I NC- Neighborhood Commercial "6,,c7; SECRt7ARLAT - NONE Established DR i PRD- Planned Residential District HWY "69 e R1A -Low Density Residential I R1B -Urban Residential 169 R1C -Old Shakopee Residential x pY - R2- Medium Density Residential 0 1 �o� SRR- Severed Rural Residential _. 0 z r J City Boundary p -- 13 'OODLAND C7 1=-17 ` I I \ � C � $ � � _reland District Sho 9 cC F _ % i i i'�i,� SAV �" \ Waters a � ( /� � ii . MUSA Boundary HTT �+o I = Shakopee Mdewakanton Sioux Community < • ®� IT E RESOLUTION NO. 6245 A RESOLUTION OF THE CITY OF SHAKOPE E DENYING THE REQUESTS TO AMEND THE COMPREHENSIVE PLAN FROM BUSINESS PARK TO COMMERCIAL AND TO REZONE PROPERTY FROM BUSINESS PARK (BP) ZONE TO fGITTWAY BUSINESS (B -1) ZONE WHEREAS, HISS, LLC., applicant and property owner, has requested an amendment of the comprehensive plan from Business Park to Commercial and the rezoning of property from Business Park (BP) Zone to Highway Business (B -1) Zone; and WHEREAS, the subject property is legally described as: That part of Lot 1, Block Z VALLEY PARK TWELFTH ADDITION, Scott County, Minnesota, lying easterly of the following described line: Commencing at the northeast corner of said Lot 1, Block 2, thence South 89 degrees 02 minutes 41 seconds West, an assumed bearing, along the north line of said Lot 1, a distance of 1248.77 f eet to the point of beginning of the line to be described; thence South 0 degrees, 56 minutes, 58 seconds East a distance of 450.58 feet more or less to the south line of said Lot 1 and said line there terminating; and WHEREAS, notices were duly sent and posted, and a public hearing was held before the Planning Commission on April 21, 2005, at which time all persons present were given an opportunity to be heard; and WHEREAS, the City Council heard the matter at its meeting on May 17, 2005; 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 comprehensive plan amendment request: Finding #1 The current Comprehensive Plan is not in error, but reflects the one -time proposed use of the subject property. Finding #2 Significant changes have not occurred in community goals and policies. Finding #3 Significant changes have not occurred in neighborhood development patterns. This area is a developing industrial park that has experienced recent construction of new buildings and new occupants in existing buildings. The City has limited Business Park property in reserve for future business park opportunities. BE IT FURTHER RESOLVED, that the City Council of the City of Shakopee hereby adopts the following findings of facts relative to the rezoning request: Finding #1 The original zoning ordinance is not in error. .m Finding #2 Significant changes in community goals and policies have not taken place. Finding #3 Zoning of the subject property to Highway Business (B -1) is not consistent with the adopted Comprehensive Plan, and the proposed use would not be consistent with the uses and desires of the industrial park. Finding #4 The comprehensive plan does not require a different provision. ALSO, BE IT FURTHER RESOLVED, that the requests for an amendment of the comprehensive plan from Business Park to Commercial and the rezoning of property from Business Park (BP) Zone to Highway Business (B -1) Zone are hereby denied. Passed in regular session of the City Council of the City of Shakopee, Minnesota, held this 17M day of nom' , 2005. � 2 / M�: %or of'the C' �� of Shakopee Attest: (71i)./4);( ri ( -/ V , .fudith S. Cox; Citv'C1erk CASE NO.: 05 -039 EX G IT P 1 Valley Park 17th 2030 Land Use I Subject Property o City Boundary 1 -- - -' - -- n n ez 1 I x x X Potential Aggregate Mining Area -111111 i 1 11 Ex i st i ng SA Boud- ------_ j I _ �//// SMSC Property in Fee /Trust 12 \ %3 ___ —_ - _77.3 —_ �., — Proposed Land Use f Designation Business Park 1 I — -- 7 — ommercia I j : ntertairunen t -- ��__._— i - -- - -- — — — — dustrial i j - r -' :::— Institutional . Mixe Use 1 L 1 High Density Residential 1 I Medium Density Residential !' Single mily Residential �^ r 1 } I Open Space Fa I I I � I 1 J Park i 1. , ____— _ > \ „ , �� i, ,/.' / r L `l am \ `: /j / �— — \ \ f � I y I ° \ - I �,_'j J i , , , : ., : , , t ., / L , I I I r I ' L 1 \ _______:\\ \ E DREEK BLVD DEAN LAKES BLVD ' /� � \ O, + xr _�' I L / ' C � .1a� � C %! / I I � ! '` � / , _ , , N, ",, :„../ s ,• - . • / i / r- rTh...7_,F...r..,Th \ 1 _ ___--- ------______ 1 i SHAKOPEE . . 1 r C"\,...___ -