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HomeMy WebLinkAboutSeptember 04, 2025 - BOAA PacketPliall SHAKOPE E Shakopee Board of Adjustment and Appeals Regular Meeting Thursday, September 4, 2025 7:00 PM City Hall, 485 Gorman Street Vision: Shakopee is a distinctive river town with a variety of business, cultural, and recreational opportunities in a safe, welcoming, and attractive environment. Our vision is for Shakopee to continue being the place people want to live, work, and play! Mission: Our mission is to deliver high quality services essential to maintaining a safe and sustainable community. We commit to doing this cost-effectively, with integrity and transparency. 1. Roll Call 2. Approval of Agenda 3. Recognition by Board of Adjustment and Appeals of Interested Citizens 4. General Business 4.a PUBLIC HEARING: Conditional Use Permit for Exterior Storage in the 1-2, Heavy Industry Zone at 4000 Valley Industrial Blvd South 5. Other Business 6. Adjournment If a commissioner has any comments, concerns or questions, he or she should contact the staff project manager prior to the scheduled meeting date. Also, if a commissioner is unable to attend the meeting for any reason, Please call the Department of Planning and Development at (952)233- 9300 as soon as possible. Thank you! 1 WILLA! SHAKOPEE Agenda Item: Prepared by: Reviewed by: Shakopee Board of Adjustment and Appeals September 4, 2025 4.a PUBLIC HEARING: Conditional Use Permit for Exterior Storage in the I- 2, Heavy Industry Zone at 4000 Valley Industrial Blvd South Kyle Sobota, Senior Planner Michael Kerski, Director of Planning and Development Action to be considered: Adopt Resolution PC2025-005, approving the Conditional Use Permit Motion Type: Simple Majority Background: Site Information: Address: 4000 Valley Industrial Blvd S Property Owner: Valley IOS LLC Lot Area: 2.09 Acres Current Zoning: I-2, Heavy Industry 2040 Comp. Plan: Mixed Use Employment Center The applicant, representing Interstate Development, has applied for a conditional use permit (CUP) to allow exterior storage at 4000 Valley Industrial Blvd S. Interstate Development recently acquired the property and is leasing it to Palmer Bus Service, the transportation provider for ISD 720, Shakopee Schools. Palmer Bus intends to operate part of its business from this location and proposes to store passenger vans outdoors and install an above -ground fuel storage tank near the southeast corner of the building. Exterior storage requires CUP approval. The applicant has added approximately 5,000 square feet of new pavement to accommodate van parking and storage. To address screening requirements, evergreen trees have been planted along the north property line adjacent to Valley Industrial Blvd and are proposed along the south and west sides of the new parking/storage area. Staff recommends approval of the CUP with the condition that exterior storage is limited to passenger vehicles (such as vans). Storage of large commercial vehicles, equipment, or raw materials is not permitted, as the proposed screening is not adequate for larger items. 2 Site Visit: On August 28, staff conducted a site inspection and observed vans being stored on the property. Staff spoke with a Palmer Bus employee on -site and clarified that the vans should not yet be stored there, as CUP approval had not been granted. Staff also contacted the applicant, who confirmed on August 29 that the vans would be removed pending BOAA consideration of the request. Staff recommends approval of the conditional use permit for exterior storage at 4000 Valley Industrial Blvd 5, subject to the following condition: Exterior storage shall be limited to passenger vehicles (vans). Storage of large commercial vehicles, equipment, or raw materials is prohibited. Recommendation: Adopt Resolution PC2025-005 Budget Impact: N/A Attachments: Location Map Applicant Narrative Site & Landscape Plan Engineering Department Comments Resolution PC2025 005 3 4000 Valley Industrial Blvd S Location This drawing is neither a legally recorded map nor a survey and is not 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 other sources affecting the area shown, and is to be used for reference purposes only. Scott County is not responsible for any misuse. /o t Date: 8/28/2025 1:2,257 0 30 60 120 180 240 Feet 4 CUP Narrative 4000 Valley Industrial Blvd S. Shakopee MN Valley IOS LLC, the owner of 4000 Valley Industrial Blvd S., wishes to obtain a conditional use permit for Exterior Storage in connection with the operations of its tenant at the location, Palmer Bus Service. Palmers Bus Service is a contract -provider for Shakopee School District, this location will serve as a dispatch hub for routing special needs transportation for district students, primarily Monday through Friday. The vehicles used in this operation will be primarily minivans. The building's shop space will be used mostly for cleaning and light maintenance (i.e. bulb/wiper changes). Note: all heavy maintenance, including oil changes, will occur at Palmer's existing location at 703 Third Ave W. The entirety of the existing and proposed parking will be used for employee vehicles (lots of drivers) and their transport minivans. The enclosed site plan reflects the screening and site work that is planned in connection with this use. 5 NW 'aado,leys 'pAle leplsnpul halleA 00017 /11 19 w F cc Z �e=s fi a N Sheet Number $ Q3 - -H 4,4 S 4VO21 A2If182131NVJ 0 0 0 --- OII IN !C_ IV-WlB WW1.. A3llVA 000s\ONNO lVWISNGNI A3llVA 000s :s.cssu City of Shakopee Memorandum TO: Kyle Sobota, Senior Planner FROM: Darin Manning, Project Engineer SUBJECT: Conditional Use Permit (4000 Industrial Boulevard) — Palmer Bus Service PID #: 27-081010-0 CASE #: USE -000300-2025 DATE: July 29, 2025 The staff review indicates a request to review a Conditional Use Permit (CUP) to accommodate exterior storage in connection with the operations of Palmer Bus Service. The property is located on the southeast corner of Canterbury Road South (County Road 83) and Valley Industrial Boulevard South. The Engineering department has completed its review and offers the following comments at this time for the applicant and for the planning department: 1. Based on the submitted materials, it appears that the project does not exceed 5,000 square feet of new impervious surface nor disturb one acre or more of new and/or fully reconstructed area. Therefore, stormwater management requirements are not triggered at this time per City Code Section 151.110. However, if the scope of work changes and the project exceeds these thresholds, a stormwater management plan and grading permit will be required in accordance with Section 151.110. Recommendation The Engineering department recommends approval of the CUP application subject to the items above being attached as conditions of the approval. H:ADevelopment \4000 Valley Industrial Blvd (USE)A_Project Management\Letters and Memos \Staff Review VCUP (Palmer Bus) 07 29 25.doex 7 RESOLUTION PC2025-005 A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA, APPROVING A CONDITIONAL USE PERMIT TO ALLOW EXTERIOR STORAGE IN THE HEAVY INDUSTRY (I-2) ZONE AT 4000 VALLEY INDUSTRIAL BOULEVARD SOUTH WHEREAS, Victoria Perbix, applicant, and Valley IOS LLC, property owner, have made application for a Conditional Use Permit (CUP) to allow for exterior storage on property located at 4000 Valley Industrial Boulevard South; and WHEREAS, the property which the request is being made is legally described as: Lot 10, Block 1, Valley Park Fifth Addition, Scott County, MN; and WHEREAS, all required public notices regarding the public hearing for the application were duly sent and posted and all persons appearing at the hearing have been given an opportunity to be heard thereon; and WHEREAS, the Board of Adjustment and Appeals of the City of Shakopee did review this application on September 4, 2025, and adopted the following findings: Criteria #1 The City has not received any evidence that the proposed use will be injurious to the use and enjoyment of other property in the immediate vicinity, nor would it substantially diminish or impair property values in the area, provided the use complies with the conditions of the resolution. Finding #1 The applicant is proposing to store minivans and an above ground fuel tank on the site related to the operation of a bus / transportation service for students in the Shakopee area. Criteria #2 The conditional use permit should not impede future development and improvement in the area, provided the use complies with the conditions of the resolution. Finding #2 Conditions are put in place to require that the use follow City Code and not have impacts on surrounding properties. Criteria #3 The Board finds that adequate utilities, access, drainage and other necessary facilities have been or will be provided for the site, as conditioned in the resolution. Finding #3 This site is served by both city sewer and water and other private utilities. Access to the site is from an existing driveway that can support the anticipated number of vehicle trips. 8 Criteria #4 Finding #4 Criteria #5 Finding #5 The use of the subject property is consistent with the purposes of the Heavy Industry (I-2) Zone. Exterior Storage is a listed conditional use in the Heavy Industry (1-2) Zone. The use is not in conflict with the Comprehensive Plan (Mixed Use Employment Center). Exterior Storage is an allowed use by the comprehensive plan in the Mixed -Use Employment Center designation. NOW THEREFORE, BE IT RESOLVED by the Board of Adjustment and Appeals of the City of Shakopee, Minnesota that the requested CUP is hereby approved, subject to the following conditions: 1. The applicant must comply with the Engineering Dept. Memo dated July 29, 2025. 2. Minor service or repair work mentioned in the narrative must take place inside a building. 3. Trash handling must either take place inside the existing building, or be contained in a trash enclosure that meets City Code requirements, including a roof. 4. Unlicensed or inoperable vehicles must not be stored outside of buildings on the site. 5. This conditional use permit allows storage of registered passenger vehicles, such as minivans within the designated area and an above ground fuel storage tank. Outside storage of equipment, raw materials, or large commercial vehicles, Recreational Vehicles, or boats is not permitted. 6. The proposed additional trees on the landscape plan must be installed prior to vehicles being stored on the site. The proposed landscaping / screening must be maintained on the site if exterior storage is taking place on the site. 7. The applicant must receive the appropriate permits from the Fire / Building Department related to the above ground fuel storage tank. Adopted in regular session of the Board of Adjustment and Appeals of the City of Shakopee, Minnesota, held on the 4th day of September, 2025. ATTEST: Michael Kerski, Director of Planning and Development Chairperson, Board of Adjustment and Appeals PREPARED BY: City of Shakopee 485 Gorman Street Shakopee, MN 55379 9