HomeMy WebLinkAbout14.C. Preliminary and Final Plat of Dean Lakes 4th Add'n and Amendment to Dean Lakes PUD-Res. No. 6242
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CITY OF SHAKOPEE
Memorandum
CASE LOG NO.: 05-050
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Julie Klima, Planner II
SUBJECT: Preliminary and Final Plat of Dean Lakes Fourth Addition and
Amendment to Dean Lakes Planned Unit Development (PUD)
MEETING DATE: May 17, 2005
REVIEW PERIOD: February 24 - June 24, 2005
Site Information
Applicant: Ryan Companies
Property Owner: Ryan Companies
Location: South ofHwy 169, East ofCSAH 83 and North of Dean Lakes Blvd.
Current Zoning: Business Park (BP)/ PUD Overlay
Adjacent Zoning: North: Highway 169
South: Business Park (BP)
East: Business Park (BP)
West: Highway Business (B 1)
MUSA: The site is within the MUSA boundary.
CONSIDERATIONS
Ryan Companies has made application for preliminary plat and final plat approval of Dean
, Lakes Fourth Addition, as well as, an amendment to the Planned Unit Development (PUD)
for the site. The proposed development is located south ofHwy. 169, east ofCSAH 83 and
north of Dean Lakes Blvd. The subject site is a portion ofthe overall Dean Lakes PUD.
The application for amendment to the PUD addresses the requests for parking setback
variations and the ability to plat lots without providing easements at the time of platting.
Please reference the attached May 5 Planning Commission report for additional information
regarding the PUD amendment and plat applications.
1
The Planning Commission reviewed the preliminary plat and center PUD at its May 5
meeting. A copy of the May 5 Planning Commission memo has been attached for the
Council's reference.
At this meeting, the Commission recommended approval, by a 5-2 vote, of the requests
subject to the conditions contained in Resolution No. 6242. The specific recommendations
that the Commission proposed relative to the requests for variations are as follows:
1. to allow the parking setback variations as follows:
a. a 30 foot front yard parking setback;
b. a 5 foot side yard parking setback, except that the common lot line between
Lots 4 and 5 would be allowed a 0 foot setback; and
c. a 7 foot rear yard parking setback.
2. that the easements along interior lot lines be required to be provided with the plat.
The final plat is in substantial conformance with the proposed preliminary plat.
ALTERNATIVES
1. Approve Resolution No. 6242, approving the Preliminary and Final Plat of Dean
Lakes Fourth Addition and Amendment to the PUD, subject to the conditions
presented.
2. Approve Resolution No. 6242, subject to revised conditions.
3. Do not approve the PUD amendment, preliminary and final plat and direct staff to
prepare a resolution consistent with the direction of the Council.
4. Table the matter and request additional information from staff and/or the applicant.
STAFF RECOMMENDATION
Staff recommends Alternative No.1, approval of Resolution No. 6242, approving the
Preliminary and Final Plat of Dean Lakes Fourth Addition and Amendment to the PUD,
subject to the conditions presented.
ACTION REQUESTED
Offer a motion approving Resolution No. 6242, approving the Preliminary and Final plat of
Dean Lakes Fourth Addition and Amendment to the PUD, subject to the conditions
presented., and move its adoption.
g:\cc\2005\05-17\pudppfpdeanslakes4th05050.doc
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RESOLUTION NO. 6242
A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA APPROVING THE
PRELIMINARY AND FINAL PLAT OF DEAN LAKES FOURTH ADDITION AND AN
AMENDMENT TO THE DEAN LAKES PLANNED UNIT DEVELOPMENT (PUD)
WHEREAS, , Ryan Companies, applicant and property owner, has made application for
preliminary and final plat approval of Dean Lakes Fourth Addition and an Amendment to the
Dean Lakes Planned Unit Development (PUD); and
WHEREAS, the subject property is legally described as:
Lot 1, Block 3, and Outlot A , Dean Lakes Second Addition, according to the recorded plat
thereof, Scott County, Minnesota; and
WHEREAS, all notices of the public hearing for the Preliminary Plat and Amendment to
the Planned Unit Development were duly sent and posted and all persons appearing at the
hearing have been given an opportunity to be heard thereon; and
WHEREAS, the Planning Commission recommended approval of the proposed
preliminary plat and PUD Amendment with conditions; and
WHEREAS, on May 17, 2005 the City Council reviewed the proposed preliminary
and final plats, and amendment to the PUD.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of
Shakopee, Minnesota that the preliminary and final plat of Dean Lakes Fourth Addition and
an amendment to the Dean Lakes Planned Unit Development (PUD) is hereby approved
subject to the following conditions;
1. The following procedural actions must be completed prior to the recording of the
Final Plat:
A. Approval of title by the City Attorney.
B. Execution of a Developers Agreement with provisions for security for
public improvements within the Final Plat, engineering review fees, and
any other fees as required by the City's adopted fee schedule.
1. Street lighting to be installed in accordance with the requirements
of the Shakopee Public Utilities Commission.
2. Electrical system to be installed in accordance with the
requirements of the Shako pee Public Utilities Commission.
3. Water system to be installed in accordance with the requirements of
the Shakopee Public Utilities Commission.
4. The developer shall be responsible for payment of Trunk Storm
Water Charges, Trunk Storm Water Storage and Treatment
Charges, Trunk Sanitary Sewer Charges, security for the public
3
improvements, engineering review fees, and other fees as required
by the City's most current Fee Schedule.
5. Developer shall pay existing levied special assessments or may
request with the application for the final plat, that special
assessments be reapportioned against new lots. If request is
approved, developer shall pay the current fee for reapportioning
assessments and agree to the City Engineers reapportionment.
6. The applicant shall obtain the necessary approvals/permits for
proposed improvements within the City of Shako pee's right-of-way
and drainage and utility easements prior to construction.
C. Easements shall be shown on the Pinal Plat as approved by the City
Engineer. They shall include, but not be limited to, the following:
1. Show the additional easement necessary for the hydrant relocation
in the southwestern comer of Lot 3, Block 1, adjacent to the Dean
Lakes Blvd. right-of-way.
2. Provide a minimum of 5 feet of drainage and utility easement on
each interior side lot line (with the exception of the lot line shared
by Lots 4 and 5).
D. The survey data (length and bearings) shall be shown for each lot.
E. Shall provide electronic (Auto CAD) files ofthe Final Plat to the
Engineering Department.
F. The applicant shall verify the location of the outmost electrical
transmission line located in Lot 1, Block 1. A drawing showing the
location and the easement as it relates to the proposed structure shall be
submitted to the City.
G. The applicant shall obtain the necessary approval/permits for proposed
improvements within the Minnegasco pipeline easement (as per document
no.. 62189) prior to construction.
H. The applicant shall obtain the necessary approval/permits for proposed
improvements within the Xcel Energy easement (as per document no.
117544) prior to construction.
1. The applicant shall obtain the necessary approvals/permits for proposed
improvement within the MnDOT right-of-way prior to construction.
J. The applicant shall obtain the necessary approvals/permits for proposed
improvements within the City of Shakopee' s and Scott County's right-of -
way and drainage and utility easements prior to construction.
K. All proposed sanitary sewer and storm sewer shall be private. The
applicant shall provide suitable easements for access to all adjacent
properties utilizing the private sewer system. The easements shall be
approved by the City prior to the recording ofthe plat. Maintenance of
these utilities shall be the responsibility ofthe applicant.
L. The applicant shall comply with the storm water management plan
approved with the Dean Lakes 1 st Addition.
M. The applicant shall be required to obtain a NPDES permit prior to any land
disturbing activity.
N. Parking setbask variations are allowed as follows:
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1. a 30 foot front yard parking setback;
2. a 5 foot side yard parking setback, except that the common lot
line between Lots 4 and 5 would be allowed a 0 foot setback;
and
3. a 7 foot rear yard parking setback.
O. The applicant shall be required to enter into an encroachment agreement
with the City for all parking lots located within the drainage and utility
easements. No portion of a parking lot shall be located within the front or
side drainage and utility easements.
II. Following approval and recording of the final plat, the following conditions
shall apply;
A. Building construction, sewer, water service, fire protection and access will be
reviewed for code compliance at the time of building permit application(s).
B. Construction debris shall be contained. Any windblown construction debris
shall be collected weekly.
C. The developer and/or their assigns shall be responsible for any required or
desired noise mitigation measures.
D. The developer and/or their assigns shall be responsible for the maintenance of
all areas held in common ownership.
E. The applicant shall work with the City of Shakopee staff to realign driveways
to provide adequate separation from property lines and provide an acceptable
offset from existing storm sewer structures.
F. Development of the overall project shall meet the impervious.surface
percentage required in the underlying zoning district.
G. Installation of sanitary sewer and storm sewer systems in accordance with the
requirements of the Design Criteria and Standard Specifications of the City of
Shakopee.
H. No public improvements shall be constructed until the City Engineer and the
Shakopee Public Utility Commission approve the Final Construction Plans and
Specifications.
1. Temporary street signs shall be provided until such time that permanent street
signs are installed.
Adopted in regular session of the City Council of the City of Shakopee, Minnesota,
held the _ day of , 2005.
Mayor of the City of Shakopee
ATTEST:
City Clerk
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CITY OF SHAKOPEE
Memorandum
TO: Shakopee Planning Commission
FROM: Julie Klima, Planner II
SUBJECT: Dean Lakes Fourth Addition Preliminary Plat and Planned Unit
Development (PUD) Amendment
MEETING DATE: May 5, 2005
REVIEW PERIOD: February 24...;. June 24,2005
CASELOG NO.: 05-050
Site Information
Applicant: Ryan Companies
Property Owner: Ryan Companies
Location: South ofHwy. 169, EastofCSAH 83, and North ofCSAH 16
Current Zoning: Business Park (BP)
Adjacent Zoning: North: Highway 169
South: Business Park (BP)
West: Highway Business (B 1)
East: Business Park (BP)
Acreage: 24.86 acres
Comp Plan: Business Park
MUSA: The site is within the MUSA boundary.
Preliminary Plat
Ryan Companies has submitted an application for Preliminary and Final Plat of Dean
Lakes Fourth Addition. The Planning Commission is asked to consider the Preliminary
Plat only. Final Plats are no longer reviewed by the Planning Commission. The subject
site is a portion of the overall Dean Lakes PUD previously approved by the City Council.
The specific area subject to this application is located north of Dean Lakes Blvd., south
of Highway 169. Attached, as Exhibit B, is a copy of the Overall Area Sketch for the
whole Dean Lakes project. Please note the location of the proposed Dean Lakes Fourth
Addition.
The preliminary plat proposes the creation of five lots from what is currently platted as
Lot 1, Block 3, Dean Lakes Second Addition and Outlot A, Dean Lakes Second Addition.
Please see Exhibit C for a copy of the proposed preliminary plat.
1
Park dedication for this development was addressed with the final plat of Dean Lakes
First Addition and thus there is no outstanding park dedication to be dealt with.
The Engineering Department has provided comment which has been attached as Exhibit
D. Staff has incorporated the appropriate conditions of approval into the
recommendation contained within this report.
The Finance Department has commented that the existing special assessments shall be
reapportioned and the fee for reapportionment shall be applied.
Planned Unit Develooment (PUD) Amendment
The applicant has requested an amendment to the Planned Unit Development (PUD) for
the overall Dean Lakes project for the following:
1. A reduction to the front yard parking setback from 50 feet to 30 feet;
2. A reduction to the side yard parking setback from 20 feet to 5 feet and 0 feet
between Lots 4 and 5; and
3. A reduction to the rear yard parking setback from 10 feet to 5 feet.
The Engineering Department has commented that if the variations are approved for
parking setbacks that the applicant be required to enter into an encroachment agreement
with the City (please see Exhibit D for further details).
Additionally, the applicant is requesting that easements along the interior lot lines not be
dedicated in an attempt to make the potential relocation of lot lines less cumbersome as
new users are identified for the properties. Engineering staff is recommending denial of
that request due to concerns that not dedicating the easements at this time may
compromise future utility installation. Shakopee Public Utilities has commented that
drainage and utility easements should be provided around the perimeter of each lot.
Staff has provided the following list of conditions for. the Planning Commission to
consider forthe PUD Amendment and Preliminary Plat of Dean Lakes Fourth Addition:
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. Execution of a Developers Agreement with provisions for security for
public improvements within the Final Plat, engineering review fees,
and any other fees as required by the City's adopted fee schedule.
1. Street lighting to be installed in accordance with the
requirements of the Shakopee Public Utilities Commission.
2. Electrical system to be installed in accordance with the
requirements of the Shakopee Public Utilities Commission.
3. Water system to be installed in accordance with the
requirements of the Shakopee Public Utilities Commission.
4. The developer shall be responsible for payment of Trunk Storm
Water Charges, Trunk Storm Water Storage and Treatment
Charges, Trunk Sanitary Sewer Charges, security for the public
2
improvements, engineering review fees, and other fees as
required by the City's most current Fee Schedule.
5. Developer shall pay existing levied special assessments or may
request with the application for the final plat, that special
assessments be reapportioned against new lots. If request is
approved, developer shall pay the current fee for
reapportioning assessments and agree to the City Engineers
reapportionment.
6. The applicant shall obtain the necessary approvals/permits for
proposed improvements within the City of Shakopee's right-of-
way and drainage and utility easements prior to construction.
C. Easements shall be shown on the Final Plat as approved by the City
Engineer. They shall include, but not be limited to, the following:
1. Show the additional easement necessary for the hydrant
relocation in the southwestern comer of Lot 3, Block 1,
adjacent to the Dean Lakes Blvd. right-of-way.
2. Provide a minimum of 5 feet of drainage and utility easement
on each interior side lot line (with the exception ofthe lot line
shared by Lots 4 and 5).
D. The survey data (length and bearings) shall be shown for each lot.
E. Shall provide electronic (Auto CAD) files of the Final Plat to the
Engineering Department.
F. The applicant shall verify the location of the outmost electrical
transmission line located in Lot 1, Block 1. A drawing showing the
location and the easement as it relates to the proposed structure shall
be submitted to the City.
G. The applicant shall obtain the necessary approval/permits for proposed
improvements within the Minnegasco pipeline easement (as per
document no. 62189) prior to construction.
H. The applicant shall obtain the necessary approval/permits for proposed
improvements within the Xcel Energy easement (as per document no.
117544) prior to construction.
1. the applicant shall obtain the necessary approvals/permits for
proposed improvement within the MnDOT right-of-way prior to
construction.
J. The applicant shall obtain the necessary approvals/permits for
proposed improvements within the City of Shakopee's and Scott
County's right-of -way and drainage and utility easements prior to
construction.
K. All proposed sanitary sewer and storm sewer shall be private. The
applicant shall provide suitable easements for access to all adjacent
properties utilizing the private sewer system. The easements shall be
approved by the City prior to the recording of the plat. Maintenance of
these utilities shall be the responsibility ofthe applicant.
L. The applicant shall comply with the storm water management plan
approved with the Dean Lakes 1 st Addition.
3
M. The applicant shall be required to obtain a NPDES permit prior to any
land disturbing activity.
N. If the variations for parking lot setbacks are approved, the applicant
shall be required to enter into an encroachment agreement with the
City for all parking lots located within the drainage and utility
easements. No portion of a parking lot shall be located within the
front or side drainage and utility easements.
II. Following approval and recording of the final plat, the following
conditions shall apply;
A. Building construction, sewer, water service, fire protection and
access will be reviewed for code compliance at the time of
building permit application(s).
B. Construction debris shall be contained. Any windblown
construction debris shall be collected weekly.
C. The developer and/or their assigns shall be responsible for any
required or desired noise mitigation measures.
D. The developer and/or their assigns shall be responsible for the
maintenance of all areas held in common ownership.
E. The applicant shall work with the City of Shako pee staff to realign
driveways to provide adequate separation from property lines and
provide an acceptable offset from existing storm sewer structures.
F. Development of the overall project shall meet the impervious
surface percentage required in the underlying zoning district.
G. Installation of sanitary sewer and storm sewer systems in
accordance with the requirements ofthe Design Criteria and
Standard Specifications of the City of Shako pee.
H. No public improvements shall be constructed until the City
Engineer and the Shakopee Public Utility Commission approve the
'Final Construction Plans and Specifications.
I. Temporary street signs shall be provided until such time that
permanent street signs are installed.
Alternatives
1. Recommend approval of the Preliminary Plat and PUD Amendment to the City
Council subject to the conditions presented.
2. Recommend approval of the Preliminary Plat and PUD Amendment to the City
Council subject to revised conditions.
3. Recommend denial of the Preliminary Plat and PUD Amendment to the City Council.
4. Continue the public hearing for additional information.
S. Table the request for additional information.
Recommendation
Staff recommends approval of the preliminary plat and PUD amendment, as
recommended or subject to revised conditions.
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Action ReQuested
Offer a motion to recommend to the City Council the approval of the Preliminary Plat
and PUD Amendment, as recommended or subject to revised conditions, and move its
adoption.
~tJiNu
lie Klima
Planner II
g:\boaa-pc\2005\05-05\deanlakes4prelimplat05050.doc
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AREA SUMMARY M.!;4 SUMMARY AREA SUMMARY AR.!;4 SUMMARY ~rcpo"_prcplUCdbym.orundC:1l1f
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DEAN f.Al(E:S FIRST ADDmON D.!;4N /.AKES secoND ADDITION PROPOSED D.!;4N /.AKE:S THfRD ADDfT/ON PROPOSED O.!;4N LAKES FOURIH AODmON ~s LaaCM~;;,cya.uaclorth.IaWS DC
we: tllteo ta.
BLOC!( 1 .. 446,629 s.F. .. 10.2532 ACo BLOC/( 1 BLOC/( 1 BLOCK I
BLOCX 2.. 95,551 SF... 2.2165 ACo Lor 1 .. 117,638 s.F: ... 4.0780 ACRES LOT I .. 567,317;/: S.F:.. 13.024:1: ACRE:S LOT 1 .. 125,371:I: 5.F... 2.878:I: ACRES~ ..,
BLOCK ;S.. 92,578 5.F'... 2.1253 AC Lor 2" 168,531 5.F. .. J.8690 ACRES LOT 2 ... SI,181:/: SF:.. 1.407:1: ACRE:S Lor 2 .. 169,4J.1;/: SF'." J.890;/: ACRES . .
BLOCX 4 .. 102.435 SF. .. . 2.3516 AC. LOT J _ 52.199:1: SF: _ 1.196:/: ACRE:S LOT 3 .. J6o.679:/: 5.F. - 8.280:1: ACReS 'L
BLOC/( 5 .. 247.170 S.F... 5.6742 ACo BLOCK 2 LOT 4 .. 52.329:1: SF'." 1.201;/: ACRES LOT 4 _ 2OO,363;/: s.F... 4.737;/: ACRes ,',
BLOCK 6 .. 1/2,383 5.F... 2.5800 AC. Lor 7 .. 107,359 SF. - 2.4646 ACRES LOT 5 .. 66,415;/: SF: _ 1.525;/: ACRE:S LOT 5 _ 221,217:I: 5.F... 5.079:1: ACReS .....
BLOCX 7.. 92,160 SF... 2.//57 ACo Lor 2.. 64,396 S.F. -.1.4783 ACRES LOT 6 _ 155,279:1: SF... J.565:!: ACRES . "co ~ on . .
BLOCK 8 .. 760,117 S.F... 3.6758 ACo LOT J.. 70,380 5.F. .. 1.6157 ACRES LOT 7 .. 141,470:1: SF:.. 3.247;/: ACReS TOTAL .. I,OBJ,059;/: S.F... 24.864:1: ACRes
LOT 4 - 7.1, 119 s.F: .. 7.6786 ACRES
OUTLor A.. 487,079 5.F: .. 1t.1818 AC. (BLOCK 2, DE:AN /.AKeS SeCOND AODmON) Lor 5.. 60,853 SF. - 1.3970 ACRE:S OUTLOT A .. BO,0:12;/: SF: .. 1.837:J: ACRES
OUTLor 8.. 228,153 s.F... 5.2400 AC. Lor 6 .. 1/0,97:1 SF. .. 2.5476 ACReS
DUTLOr C.. 1,083,059 S.F. .. 24.8636 AC, (BLOC/( 3'" OUTLOT A D.!;4N /.AKE:S SECOND ADDITION) TOTAL AReA _ 1,778,322:J: SF... 27.004:1: ACReS IlEGISTRATlOlolNO. DAD:
OUTLOT D .. 7 834,586 s.F. .. 42. 7/63 AC. BLOC/( J
OUTLor e" '739,359 s.F. .. 16.97J4 AG: LOT 1 .. 228,247 SF. '" 5.2398 ACReS (Plo PROPOSED DeAN LAKeS FOURTH AOOmON) REG. '23002 . 02124/2005
OUTLOT F.. 688,064:1: s.F. .. 7S7958;/: AC.
OUTLOT G .. I,J88,146:/: 5.F, - 31.8674<1: At;; OUTLOT A- 854,812 SF". .. 19.62.18 ACRes (Pia PROPOSCD D.!;4N lAKES FOURTH ADOITlON) Ill"".............."........
OUTLor H.. 55,179 5.F'... 7.4963 ,I.e.
OU1l.0r I.. 206,374 5.f... 4.7J77 AG:
OUTLor J.. 984,055 5.f. .. 22.5908 AG: TOTAL AR.!;4 .. 1,916,308 SF', .. 4J.9924 ACRES JOIlNUMBnI!lsrOll.Y
. OU1l.0T K." 102,774 5.F'... 2.359/0 AC. . .
OU11.0T L.. 146,398 5.F... J.3608 AG:
OU71.0T M .. 56,358 S.F'... 7.29J8 AG:
OU71.0T N .. 1,077,368 SF: .. 24.7JJO AC. '(Pia PROPOSED OE:AN /.AKeS THIRD ADDITION)
OUTLOT 0.. 80.032 5.F. - 1,8373AC. (OUTLOT A, PROPOSED DCAN /.AKE:S THIRD ADOmON)
OUTLOT p.. 348,189 SF. eo 7.9489 AG: (BLOCK 7. DeAN LAKeS seCOND AODmON)
OUTLOT Q .. 16,922 SF... 0,4344 AC. (PIO PROPOSED DEAN LAKeS THfRO AOOI11ON)
SITE: AReA eo 10,882,198:1: 5.F. eo 249.8210;/: AC. 250 0 250 SOD 750
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Ov.NER Il DEVEJ..OPER .
RYAN COMPANlE:s Us. INCo
60 South 10th str.e~
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r/t1kN~1!..:t:lsEERus. INC. CURRENT ZONfNG: BP REG. #23002 . 0112012005.
~{/:o~~O lOth Str..~ BUILDABLE LOTS .. S ......lI'tNIcot.t'.............
MfnneopolJ" "1156403 OULOTS.. 0
JOBM1MBBB.llIStOIlY
ARCH17I:CT roTAL sIre AREA .. 24.864 ACRES
RYAN COMPANIES Us. llICo
SURVEYOR'S NOTE:: AREA SUMMARY ~ft~o~gq lOth Sir",,/, PROPOSED STREET RIGHT OF' WAY AREA co 0 ACRES
THe EASOM<NTS ARE r/rJ<EN FROM AHALTA/ACSM LAND LOT 1 '" 11 7.556:1: S.F'... 2.699:1: ACRES Mlnnoopoff". loIN 55403 Lor AREA .. 24.864.ACRES
TfTlE SUR~ AND roPOGRAPHIC SURVE:Y PREPARED BY LOT 2 .. 177,244:i: S.F." 4.069:i: ACRES
1lE"S11l1:l00 PROFESSIONAL SERVfCES FOR RYAN LOT J .. J60,679:i: 5.F. '" 8.280: ACRES ~= PROFESSIONAl. SERwe$. fNe. MfNl"UM LOT Wf07l{.. JOO FEET
COMPANIES US, INe. DA TED 3/24/04. NO SEARCH FOR LOT 4 .. 206,J6J:/: 5.F... 4.7J7:/: ACRES 3701 12th street North .
EASEMENTS HAS BEEN DONE BY THE SURIICYOR SIIICE LOT 5 .. 221.217:/: S.F:.. 5.079:i: ACReS SUite 206 "fNIMUM LOT MD7I{ PER ZONING ORDINANCE.. 100 FEU 100 0 100 200 300
7I{A T DA TC. st, Cloud, loiN 56303 ,.....,.
roTAL .. 108J.059:i: 5.F... 24.864:1: ACRES 320-253-9195 MINIMUM LOT SIZE Scol. fn ,,,,,t SBEIlTNllldBllR
,. . (LOT " BLOCK I) .. 2.878 AC,
LEGAL DESCRIPTION MfNlMUM LOTS SIZE PER ZONfNG ORDINANCE.. 1.0 AC. 3
Lot I, BI.ck 3 end OuUol A. DEAN LAKES SECONO ,~.. Westvvood Professional Servlces,lnc.
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J08 SllM8ER DATE
01l02-Bll4 0212412005
~XH'8rT b,
City of Shakopee
Memorandum
TO: Julie Klima, Planner IT
Joe Swentek, Project Engineer 9---'d""~
FROM:
SUBJECT: Preliminary Plat, Final Plat, PUD & Variance Request - Dean Lakes 4th Addition
PID NO.: 27-374009-0,27-374010-0
CASE NO.: 05037
DATE: April 26, 2005
The application indicates a Preliminary Plat, a Final Plat and a Variance for Parking Setbacks
request, as well as a request to not provide drainage and utility easements along interior lot lines
for a Business Park (BP) development to be located in Lot 1 of Block 3 and Outlot A of the Dean
Lakes 2nd Addition,
After reviewing the above referenced application, we have the following comments for the
applicant and for the planning department:
General
1. Execution of a Developer's Agreement, which shall include provisions for security for
public improvemen~s (watennain) within the Final Plat and the engineering review fees.
2, Payment of Trunk Sanitary Sewer Charges shall be made, as required by the most current
City of Shakopee Fee Schedule,
3, Payment of Trunk Storm Water Charges and Trunk Storm Water Storage and Treatment
Charges shall be made, as required by the most current City of Shakopee Fee Schedule,
4. No public improvements shall be constructed until the City Engineer and the Shakopee
Public Utility Commission (SPUC) approve the Final Construction Plans and
Specifications.
5. Should the variance for parking lot setbacks be approved, the applicant shall be required
to ~nter into an encroachnient agreement with the City for all parking lots located within
drainage and utility easements. No portion of a parking lot shall be located within the
front or side drainage and utility easements.
H:IEMPLOYEB FOLDERS\JSwenleklPlat.RoviewslDean.Lakes.4IhIPP.FP.PUD. Varianco.Review.Dean.Lakos.4th.#2.doc
Page 1 of3
&X111511 DJ,
6. The applicant shall work with City of Shakopee staff to realign driveways to provide
adequate separation from property lines and provide an acceptable offset from existing
storm sewer structures.
7, All proposed sanitary sewer and storm sewer shall be private. The applicant shall provide
suitable easements for access to all adjacent properties utilizing the private sewer system,
The easements shall be approved by the City prior to recording of the plat. Maintenance
of these utilities shall be the responsibility ofthe applicant.
8, The applicant shall obtain the necessary approvals/permits for proposed improvements
within the City of Shakopee's right-of-way and drainage and utility easements prior to
construction,
9. The applicant shall obtain the necessary approvals/permits for proposed improvements
within the MnDOT right-of-way prior to construction.
10, The applicant shall obtain the necessary approvals/permits for proposed improvements
within the Minnegasco pipeline easement (as per document nUmber' 62189) prior to
construction,
11. The applicant shall obtain the necessary approvals/permits for proposed improvements
within the Xcel Energy easement (as per document number 117544) prior to construction,
12. The applicant shall verify the location of the outermost electrical transmission line
located in Lot 1 of Block 1. A drawing showing the location and the easement as it
relates to the proposed structure shall be submitted to the City,
13, The applicant shall be required to obtain a NPDES permit prior to any land disturbing
activity.
Final Plat
1. Provide electronic (Auto CAD) files of the Final Plat to the engineering department.
2. Easements shall be shown on the Final Plat as approved by the City Engineer, They shall
include, but not be limited, to the following:
. Show the additional easement necessary for the hydrant relocation in the
Southwestern corner of Lot 3, Block 1 adjacent to the Dean Lakes Boulevard right-of-
way.
. Provide a minimum of five (5) feet of drainage and utility easement on each interior
lot line (with the exception of the lot line shared by Lots 4 and 5),
Storm Water Manae;ement Plan
1. The applicant shall comply with the storm water management plan approved with the
Dean Lakes 1 st Addition.
H:\EMPLOYEE FOLDERSI1SwentoklPlat.ReviewslDoan.Lakes.4thIPP.FP.PUD. Variance.Review.Dean.Lakes.4th.#2.doc
Page 2oC3
~XH1611 D~
Recommendation
Engineering staff recommends approval of the Preliminary Plat and Final Plat request, subject to
the comments listed above being addressed by the applicant and approved by the City prior to
recording of the Final Plat.
Engineering staff recommends approval of the requeste~ Variance for Parking Lot Setbacks
contingent upon the applicant entering into an encroachment agreement with the City. as per
general comment #5 listed above.
Engineering staff recommends denial of the request by the applicant to not provide drainage and
utility easements along the interior lot lines as designated by. the City, Not requiring the
applicant to dedicate easements at this time may compromise future utility installation.
H:\EMPLOYEE FOLDERSIJSwentekIPlat.ReviewslDean.Lakes.4thIPP .FP.PUD. Variance. Review .Dean.LakesAth.#2.doc
Page 3 aD
RYAN COMPANIES US,INC. ~YAH
50 South Tenth Street, Suite 300
WWW.RYANCOMI)ANIES.COM Minneapolis, MN 55403-
2012 BUILDING LASTING RELATIONSHIPS
612-492-4000 tel
612-492-3000 fax
... ..,.:...:-.;1 tI
. " ". ,- - , ~ ".,W\~;.
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.. Project Narrative
for
Dean lakes 4th Addition
Apr. 12, 2005
Ryan Companies is pleased to present the attached application for the Dean Lakes 4lh Addition
Preliminary and Final Plat. This project proposes replatting of Lot 1, Block 3 and Outlot A of Dean
Lakes 2nd Addition into five new Business Park (BP) lots in the north central portion of the overall Dean
Lakes development.
This application also proposes an amendment to the overall Dean Lakes PUD. The purpose of the
amendment is to define specific design requirements and performance standards for this 24.9 Acre
portion of the Dean Lakes development that is zoned as Business Park (BP).
Project Description
The project area is currently platted as Outlot A (19.62 Ac.) and Lot 1, Block 3, (5.24 Ac) of Dean Lakes
2nd Addition. Lot 1, Block 3 of the 2nd Addition was originally platted for the conshuction of a 54,600
SF building for a company that eventually ended up in Hopkins. The 4th Addition proposes re-platting a
smaller lot to acconunodate a 25,000 SF building, and create four additional lots of varying sizes to
provide potential sites for a variety of different future businesses.
The total proposed building area with the proposed plat is 303,441 SF. This coverage is less than the
311,800 SF area that was shown on the approved overall Dean Lakes PUD development plan. The
proposed uses consist of office, warehouse, and manufacturing at varying percentages based on the
building design and configuration. Parking requirements for each lot were determined by the land use.
The site is currently rough graded, but will require import of approximately 155,000 CY of material to
bring the sites up to [mal grade. A public gas main was recently installed along the north boundary of
tlle site. Sanitary sewer and water main are stubbed to the plat area. This project proposes additional
water main loops, sanitary sewer laterals and selovice lines,
StOlID sewer stubs are also provided to the plat area. The project proposes new storm sewer to convey
water from each lot to provided storm sewer stubs. Stormwater runoff rates are less than the design
volumes and conform to the original Dean Lakes St01IDwater Management Plan.
RYAN COMPANIES US, INC. ~YAN
50 South Tenth Street, Suite 300
WWW.RYANCOMPANIES.COM Minneapolis, MN 55403-
2012
BUILDING LASTING RELATIONSHIPS
612-492-4000 tel
612-492-3000 fax
Project Tenants
Open Systems, the purchaser of proposed Lot 1, is presently located at 1157 Valley Park Drive in the
Park 2000 development. The company designs, manufactures, and dist1-ibutes accounting software on
an international level. They currently have 65 employees in their corporate office in Shakopee. These
employees earn head-of-household incomes. Open Systems has reached capacity in their existing 20,000
SF building and is forecasting strong growth.
They have been leasing their current space since 1996, but their lease will expire in November. They are
moving into a facility that they would own. They are currently considering three different options, only
one of which is in Shakopee. We would like very much to work with the City of Shakopee to keep them
in Shakopee and to make them the first owner in the Business Park property at Dean Lakes.
Potential tenants are being marketed for the other lots. The variety of building designs and lot sizes
should provide the flexibility to market a variety of uses that predominantly office uses to predominantly
warehouse
pun Amendment
In Dec. 2003, tlle City of Shakopee City Council approved Resolution 5986, which established the
Planned Unit Development (PUD) Overlay District No. 19. This approval marked the conclusion of
several years of planning by the applicant, City staff and elected officials, neighborhood groups, and the
City's consultants.
The resulting planned unit development reserves over 30% of the project area in open space, including
over 3 miles of public trails through conservation easements. The project will restore native plantings
and ecological stormwater treatment and provide recreational amenities and parkland. The mixed-use
development provides single-family and townhome living opportunities neat Dean's Lake, buffered
from high volume arterial roadways STH 169 and CSAH 83 by commercial and business park uses.
The large open spaces and significant investments in the amenities described above exceeded standard
design requirements. In return, the City of Shakopee approved the concept of higher density
development within the remaining developable property.
At the time of the PUD approval, the applicants had defined the residential land use precisely. Unit
types were known and specific setbacks and street widths were well-defined. The Project Narrative and
Preliminaty Site Plans specified variations from the City ordinance for the residential portion of the
project. These variations included reductions in street widths, lot widths, and setbacks.
Conversely, the commercial and business park uses were not defined at the time of approval. No
specific users were identified, and the applicant was unable to specify design standards in terms of
RYAN COMPANIES US, INC. ~YA.N
50 South Tenth Street, Suite 300
WWW.RYANCOMPANIES.COM Minneapolis, MN 55403-
2012 BUILDING L"STING REL"TlDNSHIPS
612-492-4000 tel
612-492-3000 fax
requesting specific variations from the City ordinances. The purpose of this PUD Amendment is to
specify those requests at this time.
Condition "1," of the Resolution approving the Dean Lakes PUD states that "Development of the site
shall generally comply with the following documents;" Sub-item "b," lists the "Preliminaqr Site Plan"
(attached as Figure 1). This approved plan included several variations from the underlying B1 and BP
zoning districts.
Within the Dean Lakes 4th Addition Plat area, the Preliminary Site Plan proposed a front-yard setback of
15 feet from Dean Lakes Blvd through the Dean Lakes 4lh Addition plat area. The project also
proposed several lots with zero setbacks for shared accesses and shared parking lots, and an impervious
ratio of 9 a-percent.
The Final AUAR was also based on this site design and these development densities. Traffic studies and
infrastt.ucture such as storm sewer and ponding were also based on the same. The proposed Dean
Lakes 4th Addition is less dense than uses illustrated on the Preliminary Site Plan. As a result, the
vatiations that we are requesting from the City ordinances are closer to the design standards than what is
suggested by the plan itself.
Requested Variation from City Ordinance
We propose that the following conditions be added to the current list of 13 conditions in the Dean
Lakes overall PUD, Resolution 5986:
14. DEAN LAKES 4lhADDITION PARKING SETBACKS: Side setbacks to be 5 feet, or zero
feet where accesses, loading dock areas, or parking lots are shared between adjacent lots. Rear
setbacks to be 5 feet. The front parking setback to be 30 feet, and must be designed with
undulating berm(s) and attractive landscaping to provide a park-like setting along the north side
of Dean Lakes Boulevard.
15. DEAN LAKES 4th ADDITION DRAINAGE & UTILITY EASEMENTS: Standard
perimeter Drainage & Utility Easements will not be included on the Dean Lakes 4th Addition
Final Plat. The City reserves the right to withhold building permit until such time as Applicant
prepares separate document for the standard perimeter Drainage & Utility Easements and files
with Scott County.
Although we do not currently have users identified for lots 2, 3, 4, and 5, Ryan Companies anticipates
that the five lots will be developed similar to how they are shown on the plan. Please note that the fmal
plat does not propose drainage and utility easements along the interior lot lines. The purpose of this
omission is to avoid the potential need to shift lot lines if a specific user requires a building that is either
slightly smaller or larger than what is platted,
RYAN COMPANIES US, INC. ;aYAN
50 South Tenth Street, Suite 300
WWW.RYANCOMPANIES.COM Minneapolis, MN 55403-
2012 BUILDING LASTING RELATIONSHIPS
612-492-4000 tel
612-492-3000 fax
The proposed front setback request of 30-feet represents an increase from the 1S-feet that we proposed
in our original Feb. 24 application that was withdrawn. Our proposed plans demonstrate that this
setback provides ample space for a boulevard for landscaping and bernung to provide the "park like"
setting along Dean Lakes Boulevard through the business park area.
Conclusion
Approval of this plat will help significandy in attracting other formidable business to the City of
Shakopee. It will create five lots and establish design criteria fot 24.9 acres of the Business Park zoned
property at Dean Lakes so that we can respond quickly to clients interested in relocating to Shakopee.
In recent years, the office/industrial market has not experienced the growth that residential and retail
markets have. Vacancy rates remain relatively high, and many businesses are able to negotiate lease
renewals, or move into other vacant buildings at lower rates. Being able to respond rapidly is critical in
this competitive market. Having platted lots available will also allow Ryan Companies to act quickly and
ultimately help attract more new businesses to Shakopee.
The proposed design standards are consistent with the spirit of the Preliminary Site Plan that is
referenced in the PUD Resolution. The development density is less than what was referenced in the
approved documents as well. The properties in the Dean Lakes 4th Addition plat will be developed in
accordance with applicable City Ordinances, and with all Conditions specified in the Resolution S986.
RYLAND
The Ryland Group, Inc.
7600 Executive Drive
Eden Prairie, MN 55344
May 17, 2005 Cantractor's lic # 20035443
www.ryland.com
Mayor and City Councilmembers
City of Shakopee, MN
129 Holmes Street South
Shakopee, MN 55379-1351
Re: Preliminary Plat Riverside Bluffs
Honorable Mayor and Councilmembers:
Having, today, received a copy of the staff report to the City Council for tonight's
meeting, we respectfully request continuance to the Council's June 7, 2005 meeting in
order to allow additional time to review,
Ryland Homes has been working with the City Staff and Advisory Commissions since
September of last year on the design and review of the single-family preliminary plat for
Riverside Fields, In January of 2005, we submitted our application for MUSA and
zoning for a small strip of the property not previously designated, and a preliminary plat
for the entire parcel. Since that time, the City Council has granted the MUSA and
rezoning request, and the preliminary plat conforms to City standards and ordinances.
The Environmental Advisory Commission and the Park and Recreation Advisory Board
made unanimous recommendations for approval on the preliminary plat, and the Planning
Commission recommended approval of the MUSA and Rezoning.
Although the findings in the current staff report appear lengthy many of them are:
repeated several times; have already been resolved; are typically made conditions of
approval, or; the remaining two will be completely resolved within 30 days, We ask for
your help in resolving those issues that are within the City's control.
The City Council has shown clear support for development of this portion of the City and
we would like to work with you to gain your approval of a good plan,
s n
Ryland Homes Twin Cities Division