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November 06, 2025 - BOAA Packet
Pliall SHAKOPE E Shakopee Board of Adjustment and Appeals Regular Meeting Thursday, November 6, 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. Consent Agenda These items are considered routine and will be enacted by one motion. There will be no separate discussion of these unless a Commissioner or staff requests, in which event the item will be removed from the consent agenda for separate discussion & action. 4.a Approval of the Board of Adjustment and Appeals Meeting Minutes from October 9, 2025 5. General Business 5.a PUBLIC HEARING: Conditional Use Permit request for exterior storage of vehicles at 1515 Maras St. 5.b PUBLIC HEARING - Conditional Use Permit (CUP) for Housing Designed to Serve Persons With Disabilities at 8205 Crossings Boulevard 6. Other Business 7. 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 1 the meeting for any reason, Please call the Department of Planning and Development at (952)233- 9300 as soon as possible. Thank you! 2 SHAKOPEE Agenda Item: Prepared by: Reviewed by: Shakopee Board of Adjustment and Appeals November 6, 2025 Approval of the Board of Adjustment and Appeals Meeting Minutes from October 9, 2025 Rick Parsons Michael Kerski, Director of Planning and Development 4.a Action to be considered: Approve the meeting minutes from October 9, 2025. Motion Type: Simple Majority Background: Approve the meeting minutes from October 9, 2025. Recommendation: Approve the requested action. Budget Impact: NA. Attachments: BOAA Minutes 10/09/2025 3 Board of Adjustment and Appeals Meeting City of Shakopee Thursday, October 9, 2025 7:00 PM City Hall, 485 Gorman Street 1. Roll Call: Present: Commissioners Sepulvado (Chair), Forsythe, Ranua, Reding, Robbins, Sandhu, and Weiler Staff Present: Kerski Meeting started at 7:00PM 2. Approval of Agenda: Motion by Forsythe and seconded by Weiler. Approved unanimously. 3. Recognition by Board of Adjustment of interested Citizens - None 4. Consent Agenda 4.a September 4, 2025 minutes Motion to approve by Sandhu and seconded by Ranua. Last page need Commissioner Robbins name added as making the motion. Forsythe moved as amended and Robbins seconded. Approved with Reding abstaining 5. Adjournment Motion to adjourn to November 6, 2025 at 7PM made by Commissioner Reding and seconded by Commissioner Sandhu. Passed unanimously. Meeting ended at 7:03 PM 4 WILLA! SHAKOPEE Agenda Item: Prepared by: Reviewed by: Shakopee Board of Adjustment and Appeals November 6, 2025 5.a PUBLIC HEARING: Conditional Use Permit request for exterior storage of vehicles at 1515 Maras St. Amanda Schwabe, Planner Michael Kerski Action to be considered: Approve Resolution PC2025-006 to allow exterior storage of vehicles. Motion Type: Simple Majority Background: Aaron Judish, applicant and co-owner with Kurk Nelson and Jesse Vig of PRS Towing and Transportation, LLC is requesting the Board of Adjustment and Appeals approve a Conditional Use Permit (CUP) to allow the exterior storage of vehicles on approximately .48 acres of the 1515 Maras Street (property owned by Eugene Hansen DBA Maras Street LLC). The property is improved with two buildings that are leased to individual businesses. PRS Towing and Transportation, LLC entered into a lease for approximately 2,900 sq. ft. of office/warehouse space and approximately 23,100 sq. ft. of outside storage space at the subject property in October, 2024 and doubled the size of the non -conforming fenced area from 110' x 100' (11,000 sq. ft.) to 218' x 100' (21,800 sq. ft.) without permits. Planning staff had been in communications with one of the owners (Kurk Nelson) prior to occupying the location and informed the business that a CUP would be required. The lease also stated that a CUP from the city of Shakopee would be required. A CUP application was submitted in June, 2024; however, it was deemed incomplete and the requested information was never submitted. Staff was made aware by the Shakopee Police Department that the business was operating at the subject property in July, 2025. Shortly thereafter, staff sent certified letters stating the business was operating without the proper land use approvals and that a CUP was required. PRS Towing and Transportation, LLC is proposing to use the office for dispatching trucks and administrative functions related to towing and recovery services. The business is 5 open Monday - Friday 9 am - 5 pm and Saturday from 11 am - 1 pm. Per the applicant, the proposed exterior storage area would be used to store up to 30 vehicles (cars, trucks, boats, campers, and semi -trucks). The vehicles may be stored in the fenced area for up to 45 days. The business employees 2-6 subcontracted drivers. The applicant has indicated there are 8 stalls adjacent to the leased office area for customers and employees. Per City Code Section 151.007 K. exterior storage is a conditional use in the Light Industry (I-1) zoning district provided: 1) It is screened from all public right of way and residentially zoned land, with an opaque fence constructed of new materials and maintained in good condition; and 2) Not more than 50% of the lot area; and 3) Not located closer than 300 feet to any residential zone; and 4) Surfaced entirely with asphalt, concrete or Class 5 aggregate. The original wooden fence is approximately 8 feet tall and is considered non -conforming as it is greater than 3 feet tall in the front yard. The recently expanded fence area is constructed of wood that is approximately 6 feet tall with chain link gates. All fencing shall comply with City Code Section 111.02. Staff is requiring the west section of fencing to be relocated outside of the site triangle (minimum of 20 feet from the property line) and to plant two deciduous trees, minimum 2.5 caliper inches in size, of an approved species by June 1, 2026 for screening. The operation shall be limited to a maximum of 30 vehicles within the fenced area. Impound vehicles are not allowed to be stored outside of the fenced area. Vehicle hulks, parts, tires, and scrap metal are not allowed to be stored on the property. Auto repair and service, as well as self -storage, are not permitted in the leased areas as part of this Conditional Use Permit request. The following findings have been determined to meet the required criteria: Criteria #1: The use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the immediate vicinity; Finding #1: With compliance with the proper local and state licensing, an active status with the Office of the MN Secretary of State, and limitations on the number of stored vehicles, the use should not be injurious to the use and enjoyment of other property in the immediate vicinity, nor should it substantially diminish or impair property values in the area. Criteria #2: The establishment of the conditional use permit will not impede the normal and orderly development and improvement of surrounding vacant property for uses allowed in the area; 6 Finding #2: The conditional use permit should not impede future development and improvement in the area. The non -conforming fence will be moved out of the sight triangle of Hanson Avenue and Maras Street and the required trees will provide screening which will be an improvement to the area. Criteria #3: Adequate utilities, access roads, drainage and other necessary facilities have been or will be provided, Finding #3: The Board finds that adequate utilities, access, drainage and other necessary facilities exist at the site. The applicant is not requesting additional services. Criteria #4: The use is consistent with the purposes of the zone in which the applicant intends to locate the proposed use; and Finding #4: The use of the subject property is consistent with the purposes of the Light Industry (I-1) zoning district which allows exterior storage as a conditional use. Criteria #5: The use is not in conflict with the Comprehensive Plan. Finding #5: The uses are not in conflict with the Comprehensive Plan (Mixed Use Employment Center). Recommendation: Approve Resolution PC2025-006. Budget Impact: None Attachments: Resolution PC2025-006 Site Plan Narrative Engineering Memo 7 RESOLUTION PC2025-006 A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA, APPROVING A CONDITIONAL USE PERMIT TO ALLOW EXTERIOR STORAGE OF VEHICLES AT 1515 MARAS ST WHEREAS, Aaron Judish, applicant and co-owner of PRS Towing and Transportation, LLC, has made an application for a Conditional Use Permit (CUP) to allow exterior storage of vehicles in a fenced area approximately 20,000 sq. ft. in size at 1515 Maras Street per City Code Section 151.007 K; and WHEREAS, the property upon which the request is being made is legally described in Exhibit A; 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 November 6, 2025, and adopted the following findings: Criteria #1 Finding #1 Criteria #2 Finding #2 The use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the immediate vicinity; With the proper local and state licensing, an active status with the Office of the MN Secretary of State, and limitations on the number of stored vehicles, the use should not be injurious to the use and enjoyment of other property in the immediate vicinity, nor should it substantially diminish or impair property values in the area. The establishment of the conditional use permit will not impede the normal and orderly development and improvement of surrounding vacant property for uses allowed in the area; The conditional use permit should not impede future development and improvement in the area. The non -conforming fence will be moved a minimum of 20 feet from the west property line to remain out of the sight triangle and allow for the planting of 2 screening trees which will be an improvement to the area. 8 Criteria #3 Finding #3 Criteria #4 Finding #4 Criteria #5 Finding #5 Adequate utilities, access roads, drainage and other necessary facilities have been or will be provided; The Board finds that adequate utilities, access, drainage and other necessary facilities exist at the site. The applicant is not requesting additional services. The use is consistent with the purposes of the zone in which the applicant intends to locate the proposed use; and The use of the subject property is consistent with the purposes of the Light Industry (I-1) which allows exterior storage as a conditional use. The use is not in conflict with the Comprehensive Plan. The uses are not in conflict with the Comprehensive Plan (Mixed Use Employment Center). 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 total exterior storage area shall not exceed 20,000 sq. ft. 2. A maximum of 30 vehicles (cars, trucks, semi -trucks, boats) shall be stored inside the fenced area. No storage outside of the fenced area permitted. 3. Fencing shall be moved a minimum of 20' from the west property line per Engineering Memo dated October 9, 2025, and shall comply with City Code Section 111.02. 4. Two deciduous trees a minimum of 2.5 caliper inches in size of an approved species, shall be planted on the property adjacent to the fence along Maras Street by June 1, 2026. Per City Code Section 151.112 N. an escrow totaling 150% of the cost of the trees shall be submitted to the city along with a 2 -year warranty from the installer of the plantings on or before December 15, 2025. 5. The business shall obtain and maintain all required local and state licenses and remain active with the Office of the MN Secretary of State. Failure to do so will result in revocation of the CUP. 6. The business shall submit proof of insurance annually. 7. No scrap, tires, car hulks, etc. allowed to be stored. 8. Auto repair and service is not permitted as part of this conditional use permit. 9. Self -Storage of vehicles is not permitted as part of this conditional use permit. Adopted in regular session of the Board of Adjustment and Appeals of the City of Shakopee, Minnesota, held on the 6th day of November 2025. ATTEST: Michael Kerski, Director of Planning and Development Chairperson, Board of Adjustment and Appeals PREPARED BY: City of Shakopee 485 Gorman St Shakopee, MN 55379 9 EXHIBIT A That part of the West half of the East six -sevenths of the East half of the Southeast Quarter of Section 12, Township 115 North, Range 22 West, Scott County, Minnesota described as follows: Beginning at the Southeast corner of Lot 4, Block 1, Maras Addition, according to the recorded plat thereof, said point being on the east line of said West half of the East six -sevenths of the East half of the Southeast Quarter, said line being also the west line of Registered Land Survey No. 24; thence on an assumed bearing of South 0 degrees 18 minutes 40 seconds East along said east line of West half of the East six -sevenths of the East half of the Southeast Quarter, said line being also the west line of Registered Land Survey No. 24 for a distance of 767.25 feet; thence West parallel with the south line of said Lot 4 for a distance of 283.87 feet; thence North 0 degrees 18 minutes 26 seconds West 767.25 feet to said south line of Lot 4; thence East along said south line of Lot 4 for a distance of 283.82 feet to the actual point of beginning. Except the North 191.85 feet (as measured perpendicular to the north line thereof, the same being the south line of Lot 4, Maras Addition, Scott County, Minnesota) thereof AND That part of the West half of the East six -sevenths of the East half of the Southeast Quarter of Section 12, Township 115 North, Range 22 West, Scott County, Minnesota, described as follows: Commencing at the Southeast corner of Lot 4, Block 1, Maras Addition, according to the recorded plat thereof, said point being on the east line of said West half of the East six - sevenths of the East half of the Southeast Quarter, said line being also the west line of Registered Land Survey No. 24; thence on an assumed bearing of South 0 degrees 18 minutes 40 seconds East along said east line of the West half of the East six -sevenths of the East half of the Southeast Quarter said line being also the west line of Registered Land Survey No. 24 for a distance of 767.25 feet to the actual point of beginning of the tract to be described; thence continuing South 0 degrees 18 minutes 40 seconds East along said east line of the West half of the East six - sevenths of the East half of the Southeast Quarter, said line being also the west line of Registered Land Survey No. 24 for a distance of 449.09 feet to the Southeast corner of said West half of the East six -sevenths of the East half of the Southeast Quarter, said corner being also the Southwest corner of Registered Land Survey No. 24; thence North 89 degrees 58 minutes 54 seconds West along the South line of said West half of the East six -sevenths of the East half of the Southeast Quarter 283.905 feet; thence North 0 degrees 18 minutes 26 seconds West 449.00 feet; thence East parallel with the South line of said Lot 4, 283.87 feet to the actual point of beginning. AND That portion of Tract R, Registered Land Survey No. 24, files of the Registrar of Titles, Scott County, Minnesota, lying Southerly of a line 50 feet North and parallel to the following described line: Beginning at a point on the East line of the Southeast Quarter, Section 12, Township 115 north, Range 22 West, Scott County, Minnesota, Said Point 1,493 feet Southerly of the Northeast corner of said Southeast Quarter; thence Northwesterly on a direct line to a point of exit on the West line of said East 3/7 of the East Half of the Southeast Quarter, said point of exit being 1,233 feet South of the Northwest corner thereof 10 Lea-Non d Area Non Conforming Fence SHOPEE o 20' Restoration Area October 28, 2025 (Grass & 2 Trees) 1515 Maras St 0 67.5 175 •3r 11 Applicant: Aaron Judish - No fee paid last year for permit and didn't go through Business Type: Vehicle Impound Property Address: 1515 Maras Street Shakopee, MN 55379 Parcel ID: 279120242 Zoning District: Industrial or Commercial Zoning Description: Light Industrial Prepared for: City of Shakopee Planning Division Date:9/25/2025 Business owner name(s) Aaron Judish Jesse Vig Kurk Nelson Business days/Hours of operation: Monday -Friday 9 am to 5 pm Saturday 11 am to 1pm Number of Employees: Between 2-6 subcontracted drivers Anticpated number of vehicles to be stored outside: 10-30 Types of vehicles to be stored: Cars, Trucks, Semi -trucks, boats, and campers. Typical timeframe for vehicles to be stored: between 1-45 days PRS Towing and Transport is proposing to operate a at 1515 Maras Street located within the city of Shakopee. The site will serve as a base of operations for dispatching trucks, storing impounded or inoperable vehicles, and handling administrative functions related to towing and recovery services. Our primary goal is to provide timely, efficient, and compliant towing services to support Public Safety. The proposed use supports Shakopee's long term planning goals by promoting economic development, compatible infill and job creation. the project meets goals related to industrial/commercial land use, tax base growth, and efficient land utilization within established business corridors. This projected use will not have a negative impact on roads, utilities, or drainage. It will not harm enjoyment of nearby properties, or reduce property values. It is consistent with the zoning district's purposes and the comprehensive plan. It is not injurious to the surrounding neighborhood. It will not impede normal development of the area. Public services and infrastructure are adequate. It complies with the spirit and intent of zoning regulations. It contributes positively to Shakopee's economic and land use vision. We respectfully request approval of this conditional use permit to allow PRS Towing and Transport to operate at 1515 Maras street. We believe this project will be productive, compliant, and a positive addition to the Shakopee business community and will work closely with city staff to ensure all applicable standards are met. Attached Required documents/proofs (PDF format) *Lease agreement/Evidence of interest in the property *Lease (continued) *Insurance Proof *Insurance (continued) *Licensing 12 proof *Map of outside storage *Map (continued) *proof of active status with Office of the MN Secretary of State 13 City of Shakopee Memorandum TO: Amanda Schwabe, Planner FROM: Darin Manning, Project Engineer SUBJECT: Conditional Use Permit (1515 Maras Street) — PRS Impound Towing PID #: 27-91202-4 CASE #: USE -000323-2025 DATE: October 9, 2025 The staff review indicates a request to review a Conditional Use Permit (CUP) to accommodate a towing and recovery business. The property is located on the southeast corner of Maras Street and Hansen Avenue. The Engineering department has completed its review and offers the following comments at this time for the applicant and for the planning department: 1. The fence along Maras Street shall comply with City Code Section 151.125 regarding sight triangle requirements. Recommendation The Engineering department recommends approval of the CUP application subject to the items above being attached as conditions of the approval. H:ABOAA-PCA2025\Nos 6\USE-000323-2025 CUP (1515 Maras Sr)AEngineering Memo CUP (PRS Towing) 10 09 25.docx 14 WILLA! SHAKOPEE Agenda Item: Prepared by: Reviewed by: Shakopee Board of Adjustment and Appeals November 6, 2025 5.b PUBLIC HEARING - Conditional Use Permit (CUP) for Housing Designed to Serve Persons With Disabilities at 8205 Crossings Boulevard Kyle Sobota, Senior Planner Michael Kerski, Planning and Development Director Action to be considered: Adopt Resolution PC2025-007, a resolution approving a Conditional Use Permit for housing designed to serve persons with disabilities at 8205 Crossings Boulevard Motion Type: Simple Majority Background: Site Information: Address: 8205 Crossings Boulevard Applicant Name: Brandon Bryant, Fusion AE Property Owner: Angels Living Shakopee Property LLC Lot Area: 1.40 Acres Current Zoning: B-1, Highway Business 2040 Comp. Plan: Mixed Use Commercial Center Brandon Bryant, representing Angels Living has applied for a conditional use permit (CUP) to allow for a housing development designed to serve the needs of disabled persons. The proposed facility would serve 40 residents (see attached narrative). In 2019, the Board of Adjustment and Appeals approved a CUP for a different 40 -unit assisted living / memory care development that was to be developed by a different owner and operator. The CUP expired since the site was not developed within one year of approval. Since 2019, the site has been rezoned from PRD, Planned Residential District to B-1, Highway Business along with the adjacent Kwik Trip and Valvoline sites. The B-1 zone also requires a CUP for housing designed to serve disabled persons, such as an assisted living / memory care development that is proposed. Building Design Discussion: The proposed building is three levels with a footprint of 10,700 square -feet that is roughly 39'6" in height at the midpoint the pitched roof. The first floor has eight units and the 15 second and third floors each have 16 units. The B-1 zone allows for structures up to 45' in height at the midpoint of a roof. The building is proposed to have the following exterior materials: • Engineered wood lap siding • Engineered wood shake siding • Manufactured stone • Asphalt shingles All of the proposed materials and design features meet the requirements of City Code for the B-1 zone, including window coverage. A 500 square -foot deck / patio is included on the third floor for memory care residents as well as a ground level fenced patio area on the south side of the building that is proposed for use by assisted living residents with a proposed 6' privacy fence. Site Plan Discussion: The site has vehicular access to the Southbridge Fields private drive on both the west and east sides and has 27 proposed parking stalls. The parking requirements for this development is one parking space per 3 beds , plus one space per employee on the largest shift, which totals 21 spaces. Staff has added a draft condition in the resolution that requires the applicant to receive approval for parking on adjacent sites that have excess parking for special events on weekends, as parking is not permitted on Crossings Boulevard and the private drives. Staff is also requiring that the applicant provide a turning movement diagram for garbage trucks and a fire truck to confirm that the design meets appropriate clearance for large vehicles. As proposed, the site is 66% impervious surfaces, which is below the maximum impervious surface percentage of 75% for the B-1 zone. The applicant is proposing a pedestrian connection to both the trail along Crossings Boulevard and a sidewalk stub to the private drive that aligns with a sidewalk on the Kwik Trip site. The proposed use of the site complies with the comprehensive plan and the B-1 zoning district, as well as the building design requirements of City Code, so staff is recommending approval of this request. 16 Recommendation: Adopt the resolution, as presented. Budget Impact: N/A Attachments: Location Map Applicant Narrative Existing Conditions Survey Civil Plans Architectural Plans Floor Plans Landscape Plan Engineering Department Comments Neighborhood Meeting Comments / Responses Resolution PC2025-007 17 FUSION n_ 09/25/2025 Mr. Kyle Sobota City of Shakopee 485 Gorman Street Shakopee, MN 55379 952-233-9349 RE: [Angels Living] [Shakopee, MN 55379] [Conditional Use Proposal — Project Narrative] Mr. Sobota, Following our discussions, please see the following project narrative for our senior living home Conditional Use Permit application. General: Angels Living Shakopee is a (40) unit, three-story Assisted Living / Memory Care development proposed for the site located at 8205 Crossings Blvd. The first two levels have a building footprint of 10,700 sf, and the third level has a footprint of 10,200 sf with a 500 sf Memory Care patio. Residents will be from the surrounding communities. The lot has recently been purchased by the building Owner, Mr. Ayo Awoleye. He and his team have experience in creating and operating senior living facilities with a focus on memory care. This development will help expand access to senior housing in the area while being respectful to the immediately surrounding residential neighborhoods. The building will be made of non-combustible construction, allowing for memory care to be located on the third level. Exterior finish materials selected are in line with city zoning codes. Overall, the building seeks to achieve a welcoming residential feeling through all aspects of its design. Comprehensive Plan and Zoning The current lot is zoned as Highway Business (B-1), which requires a Conditional Use Permit for senior living facilities. Zoning, lot lines, and easements are all intended to remain the same — a signed lot survey from 2019 has been used to locate these. Adjacent private drives are not intended to be used as parking or drop-off lanes. It was noted in a previously granted Conditional Use Permit that a three-story structure would be seen as a welcome addition to the neighborhood, as it helps to screen residential areas from the adjacent highway and gas station. Landscaping and materials matching the building will be used to screen all outdoor mechanical & electrical elements. Requested Waivers The Applicant seeks approval of this conditional land use on a Highway Business (B-1) zoned lot. Additionally, the Applicant seeks approval of a 6' high opaque fence located at the patio space on the 952.996.9662 6442 City W. Pkwy Ste 300, Eden Prairie, MN 55344 fusion-ae.com 19 south side of the building. This fence will match the finish of materials used on the building and will increase residents' security & safety while respecting their privacy. Parking Parking was designed to meet city zoning requirements — 27 stalls are provided in the current plan. This allows for guest parking and covers staff overlap during shift changes. None of the residents will have a personal vehicle, and trips outside of the community will be handled via busing or with a family member's car. A detached trash enclosure that is fully screened will be located in the parking lot. The building's loading/unloading drive aisle will be located adjacent to this enclosure. A pedestrian crossing will be provided and continue from the midpoint of the parking space to the main entrance of the building. The Staff shifts are as follows per Jennifer Thorson at Harbor Health Management: • Morning Shift: 6:30 AM — 2:30 PM: 7 staff • Evening Shift: 2:30 PM — 10:30 PM: 6 staff • Night Shift: 10:30 PM — 6:30 AM: 3-4 staff Building Height The overall height of the building 46'-8", measured from the average grade plane to the top of the tallest roof. Building height does not exceed 45' at the midpoint of roof gable, as is outlined in city zoning code. Project Timeline It is anticipated that, after approval of the Conditional Use Permit, the project will be submitted for permit in January of 2026. This will be followed by a spring construction start and building completion in the late fall. After submission of the CUP application, there will be a township meeting for neighbors to review and comment on the provided drawings. Feedback will be documented and implemented as applicable. Stormwater Management The provided Civil drawings address stormwater management as coordinated with the City of Shakopee's engineering team. Stormwater management will be provided by existing regional ponds within the neighborhood. Site Utilities Water and sanitary connections will be made in Crossings Boulevard. Based on project timing in relation to a proposed Crossings Boulevard reconstruction, a 6" water service and 8" sanitary sewer extension to the building site is requested. End of Narrative [Brandon Bryant] [Project Coordinator I] Fusion AE Cc: Eric Reiners, Andrew Altstatt, Kristin Sprague, Ayo Awoloeye FUSION AE Angles Living, Project Narrative 09/25/2025 Page 20 BKBM Structural & Civil Engineers HYDROLOGY CALCULATIONS FOR SHAKOPEE ANGELS LIVING 8205 CROSSINGS BOULEVARD SHAKOPEE, MN BKBM Job No. 25338 September 25, 2025 Prepared by: BKBM Engineers, Inc. 6120 Earle Brown Drive, Suite 700 Minneapolis, Minnesota 55430 (763) 843-0420 6120 Earle Brown Drive, Suite 700, Minneapolis, MN 55430 763-843-0420 (F) 763-843-0421 3507 Ringsby Court, Suite 105, Denver, CO 80216 720-515-9807 www.bkbm.com 21 HYDROLOGY FOR SHAKOPEE ANGELS LIVING SHAKOPEE, MINNESOTA SEPTEMBER 25, 2025 EXISTING SITE DESCRIPTION The site is 1.40 acres in size and is located in the city of Shakopee and the Lower Minnesota River Watershed District. The site undeveloped. There are regional stormwater ponds that provide stormwater management for this site and the surrounding neighborhood. EXISTING SITE DRAINAGE CHARACTERISTICS Detail 1/C500 of the Storm Water Pollution Prevention Plan (SWPPP) shows the existing delineated site drainage areas. Table 1 briefly summarizes the ground cover characteristics and drainage routing of each numbered drainage area. Most of the site drainage to each respective drainage point is via overland sheet flow and shallow concentrated flow. Table 1: Existing Site Drainage Descriptions (Refer to Detail 1/C500) Drainage Area No. Description Drainage Routes to: 1 City road and pervious areas Regional Stormwater Pond EXISTING SITE DRAINAGE FLOW RATES HydroCAD was used to model the existing site hydrology. The NRCS Method of Abstractions was used in the model with MSE-3, 24 -hour rainfall events from the NOAA Atlas 14 precipitation frequency estimates (refer to Table 3). NRCS curve numbers were derived based on topographic survey information (completed by Demarc Land Surveying and Engineering) and information on cover and underlying soil types from geotechnical information from Braun Intertec. Table 2 lists the derived curve runoff numbers for each cover type. Table 2: NRCS Hydrologic Soil Group and Runoff Curve Numbers Ground Cover Type Hydrologic Soil Group Curve Number (CN) Existing Pervious Area B 61 Proposed Pervious Area B 61 Paving/Buildings NA 98 Peak runoff computations were performed for the 2 -year, 10 -year, and 100-year/24-hour return period rainfall events, listed in Table 3. The weighted curve number for each drainage area is 22 based on a weighted average of each area of ground cover type as listed in Table 2. Peak HydroCAD runoff computations are summarized in Table 4 and are included as an appendix to this report. Table 3 NOAA Atlas 14 24 -hour Duration Storm Events for Each Return Period (inches) 2 -year 10 -year 100 -year 2.85" 4.23" 7.42" Table 4: Summary of Peak Runoff Rates: Existing Drainage Areas (Detail 1/C500) Drainage Area No. Time of Concentration (minutes) 24 -hour Storm Events Peak Runoff Rates 2 -year (cfs) 10 -year (cfs) 100 -year (cfs) 1 Total 5.0 1.88 1.88 4.02 I 10.17 4.02 10.17 PROPOSED DEVELOPMENT DESCRIPTION The proposed development consists of a senior living apartment building and parking lot. The amount of impervious surfaces for the site is 0.98 acres. The site drains to the regional stormwater ponds on the north side of the site. PROPOSED SITE DRAINAGE ROUTING Detail 2/C500 of the Storm Water Pollution Prevention Plan shows the proposed delineated site drainage areas. Table 5 gives a brief summary and routing of the proposed drainage patterns on site. Table 5: Proposed Site Drainage Descriptions (Refer to Detail 2/C500) Drainage Area No. Description Drainage Routes to: 1 City road, building, parking lot, sidewalks, and pervious areas North to regional stormwater ponds. PROPOSED SITE STORM WATER TREATMENT HydroCAD was used to modelthe proposed site hydrology. The NRCS Method of Abstractions was used with MSE-3, 24 -hour rainfall events from the NOAA Atlas 14 precipitation frequency 23 estimates (refer to Table 3). NRCS curve numbers were derived based on a weighted average of each area of ground cover type. Refer to Table 2 for runoff curve numbers used in the proposed computations. The project is located within the City of Shakopee and the Lower Minnesota River Watershed District. Current treatment and runoff standards are the following; Volume Control —Volume control is not required due to the adjacent gas station with underground tanks, and there are nearby sites that were determined to have contaminated soils. Water Quality —Water quality will be provided bythe regional stormwater ponds to the north side of this site. Peak Stormwater Runoff Control — Runoff control will be provided by the regional stormwater ponds to the north side of the site. The site storm sewer is proposed to connect the existing 15 -inch RCP stub on the west side of the site. The runoff from within the site from a 10 -year intensity is approximately 5.81 cubic feet per second. The capacity of the existing 15 -inch RCP stub is approximately 6.46 cubic feet per second. The 15 -inch RCP stub connects to the city storm sewer that is routed to the stormwater ponds on the north side of the development. The regional stormwater ponds have been sized for the development of this site. The manhole upstream from the 15 -inch RCP stub will be a sump manhole with skimmer. Table 6 shows a summary of the peak runoff rates for the proposed conditions. Table 7 compares the existing site runoff rates with the proposed site runoff rates. Table 6: Summary of Peak Runoff Rates: Proposed Drainage Areas (Detail 2/C500) Drainage Area No. Time of Concentration (minutes) 24 -hour Storm Events Peak Runoff Rates 2 -year (cfs) 10 -year (cfs) 100 -year (cfs) 1 Total 5.0 4.44 4.44 7.12 I 13.75 7.12 13.75 Table 7: Comparison of Peak Runoff Rates: Existing vs. Proposed (cfs) Condition 2 -year/ 10 -year/ 100 -year/ 24 -hr 24 -hr 24 -hr Existing 1.88 4.02 10.17 Proposed 4.44 7.12 13.75 24 HYDROCAD FOR EXISTING CONDITIONS Subcat EX. SUBCATCH 1 Subcat Reach Routing Diagram for 2025-09-25 Existing 25338 Prepared by BKBM Engineers, Printed 9/25/2025 HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC 26 2025-09-25 Existing 25338 Prepared by BKBM Engineers HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC Rainfall Events Listing Event# Event Storm Type Curve Mode Duration B/B Depth AMC Name (hours) (inches) 1 2-yr MSE 24 -hr 3 Default 24.00 1 2.85 2 2 10-yr MSE 24 -hr 3 Default 24.00 1 4.23 2 3 100-yr MSE 24 -hr 3 Default 24.00 1 7.42 2 Printed 9/25/2025 Page 2 27 2025-09-25 Existing 25338 Prepared by BKBM Engineers HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC Area Listing (all nodes) Area CN Description (acres) (subcatchment-numbers) 1.056 61 >75% Grass cover, Good, HSG B (EX. SUBCATCH 1) 0.341 98 Roofs, HSG B (EX. SUBCATCH 1) 1.397 70 TOTAL AREA Printed 9/25/2025 Page 3 28 2025-09-25 Existing 25338 Prepared by BKBM Engineers HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC MSE 24 -hr 3 2-yr Rainfall=2.85" Printed 9/25/2025 Page 4 Time span=0.01-80.00 hrs, dt=0.01 hrs, 8000 points Runoff by SCS TR-20 method, UH=SCS, Split Pervious/Imperv. Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method SubcatchmentEX. SUBCATCH1: Subcat Runoff Area=1.397 ac 24.40% Impervious Runoff Depth=0.87" Tc=5.0 min CN=61/98 Runoff=1.88 cfs 0.102 af Total Runoff Area = 1.397 ac Runoff Volume = 0.102 af Average Runoff Depth = 0.87" 75.60% Pervious = 1.056 ac 24.40% Impervious = 0.341 ac 29 2025-09-25 Existing 25338 Prepared by BKBM Engineers HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC MSE 24 -hr 3 2-yr Rainfall=2.85" Printed 9/25/2025 Page 5 Summary for Subcatchment EX. SUBCATCH 1: Subcat EX. SUBCATCH 1 Runoff = 1.88 cfs @ 12.13 hrs, Volume= 0.102 af, Depth= 0.87" Runoff by SCS TR-20 method, UH=SCS, Split Pervious/Imperv., Time Span= 0.01-80.00 hrs, dt= 0.01 hrs MSE 24 -hr 3 2-yr Rainfall=2.85" Area (ac) CN Description 1.056 61 >75% Grass cover, Good, HSG B 0.341 98 Roofs, HSG B 1.397 70 Weighted Average 1.056 61 75.60% Pervious Area 0.341 98 24.40% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 U) 0 LL Direct Entry, Subcatchment EX. SUBCATCH 1: Subcat EX. SUBCATCH 1 1.88 cfs Hydrograph 7 MSE 24 -hr 3 2-yr RainfallT2.85" Runoff Area'41.397 ac Runoff VoIL!me=0.'IO2 af Ru rioff iDepth0.87" TC=5.0 Min ON=61/98 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) 0 Runoff` 30 2025-09-25 Existing 25338 MSE 24 -hr 3 10-yr Rainfall=4.23" Prepared by BKBM Engineers Printed 9/25/2025 HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC Page 6 Time span=0.01-80.00 hrs, dt=0.01 hrs, 8000 points Runoff by SCS TR-20 method, UH=SCS, Split Pervious/Imperv. Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method SubcatchmentEX. SUBCATCH1: Subcat Runoff Area=1.397 ac 24.40% Impervious Runoff Depth=1.68" Tc=5.0 min CN=61/98 Runoff=4.02 cfs 0.196 af Total Runoff Area = 1.397 ac Runoff Volume = 0.196 af Average Runoff Depth = 1.68" 75.60% Pervious = 1.056 ac 24.40% Impervious = 0.341 ac 31 2025-09-25 Existing 25338 MSE 24 -hr 3 10-yr Rainfall=4.23" Prepared by BKBM Engineers Printed 9/25/2025 HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC Page 7 Summary for Subcatchment EX. SUBCATCH 1: Subcat EX. SUBCATCH 1 Runoff = 4.02 cfs @ 12.13 hrs, Volume= 0.196 af, Depth= 1.68" Runoff by SCS TR-20 method, UH=SCS, Split Pervious/Imperv., Time Span= 0.01-80.00 hrs, dt= 0.01 hrs MSE 24 -hr 3 10-yr Rainfall=4.23" Area (ac) CN Description 1.056 61 >75% Grass cover, Good, HSG B 0.341 98 Roofs, HSG B 1.397 70 Weighted Average 1.056 61 75.60% Pervious Area 0.341 98 24.40% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 3= 1 — Direct Entry, Subcatchment EX. SUBCATCH 1: Subcat EX. SUBCATCH 1 4.02 cfs Hydrograph 4- MSE 24 -hr 3 10-yr Rainfall= 4.23" Runoff A(!a'41.397 ac Runoff 4'/oILime=0.'196 of Runoff Depth=1.68" TC=5.0 Min ON=61/98 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) • Runoff` 32 2025-09-25 Existing 25338 MSE 24 -hr 3 100-yr Rainfall=7.42" Prepared by BKBM Engineers Printed 9/25/2025 HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC Page 8 Time span=0.01-80.00 hrs, dt=0.01 hrs, 8000 points Runoff by SCS TR-20 method, UH=SCS, Split Pervious/Imperv. Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method SubcatchmentEX. SUBCATCH1: Subcat Runoff Area=1.397 ac 24.40% Impervious Runoff Depth=4.03" Tc=5.0 min CN=61/98 Runoff=10.17 cfs 0.469 af Total Runoff Area = 1.397 ac Runoff Volume = 0.469 af Average Runoff Depth = 4.03" 75.60% Pervious = 1.056 ac 24.40% Impervious = 0.341 ac 33 2025-09-25 Existing 25338 MSE 24 -hr 3 100-yr Rainfall=7.42" Prepared by BKBM Engineers Printed 9/25/2025 HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC Page 9 Summary for Subcatchment EX. SUBCATCH 1: Subcat EX. SUBCATCH 1 Runoff = 10.17 cfs @ 12.13 hrs, Volume= 0.469 af, Depth= 4.03" Runoff by SCS TR-20 method, UH=SCS, Split Pervious/Imperv., Time Span= 0.01-80.00 hrs, dt= 0.01 hrs MSE 24 -hr 3 100-yr Rainfall=7.42" Area (ac) CN Description 1.056 61 >75% Grass cover, Good, HSG B 0.341 98 Roofs, HSG B 1.397 70 Weighted Average 1.056 61 75.60% Pervious Area 0.341 98 24.40% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment EX. SUBCATCH 1: Subcat EX. SUBCATCH 1 Hydrograph I10.17cfs I 10 4- 4- + H MSE 24-hr3 100-yr RainfalIT7.42" Runoff Area=1.397ac Runoff VoILime=0.469'af Runoff Depth=4.03" TC=5.'0nun 0N=61198 H H r + rr 5 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) • Runoff 34 HYDROCAD FOR PROPOSED CONDITIONS Subcat PRO. SUBCATCH 1 Subcat Reach Routing Diagram for 2025-09-25 Proposed 25338 Prepared by BKBM Engineers, Printed 9/25/2025 HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC 36 2025-09-25 Proposed 25338 Prepared by BKBM Engineers HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC Rainfall Events Listing Event# Event Storm Type Curve Mode Duration B/B Depth AMC Name (hours) (inches) 1 2-yr MSE 24 -hr 3 Default 24.00 1 2.85 2 2 10-yr MSE 24 -hr 3 Default 24.00 1 4.23 2 3 100-yr MSE 24 -hr 3 Default 24.00 1 7.42 2 Printed 9/25/2025 Page 2 37 2025-09-25 Proposed 25338 Prepared by BKBM Engineers HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC Area Listing (all nodes) Area CN Description (acres) (subcatchment-numbers) 0.415 61 >75% Grass cover, Good, HSG B (PRO. SUBCATCH 1) 0.982 98 Roofs, HSG B (PRO. SUBCATCH 1) 1.397 87 TOTAL AREA Printed 9/25/2025 Page 3 38 2025-09-25 Proposed 25338 Prepared by BKBM Engineers HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC MSE 24 -hr 3 2-yr Rainfall=2.85" Printed 9/25/2025 Page 4 Time span=0.01-80.00 hrs, dt=0.01 hrs, 8000 points Runoff by SCS TR-20 method, UH=SCS, Split Pervious/Imperv. Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method SubcatchmentPRO. SUBCATCH 1: Subcat Runoff Area=1.397 ac 70.30% Impervious Runoff Depth=1.93" Tc=5.0 min CN=61/98 Runoff=4.44 cfs 0.225 af Total Runoff Area = 1.397 ac Runoff Volume = 0.225 af Average Runoff Depth = 1.93" 29.70% Pervious = 0.415 ac 70.30% Impervious = 0.982 ac 39 2025-09-25 Proposed 25338 Prepared by BKBM Engineers HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC MSE 24 -hr 3 2-yr Rainfall=2.85" Printed 9/25/2025 Page 5 Summary for Subcatchment PRO. SUBCATCH 1: Subcat PRO. SUBCATCH 1 Runoff = 4.44 cfs @ 12.12 hrs, Volume= 0.225 af, Depth= 1.93" Runoff by SCS TR-20 method, UH=SCS, Split Pervious/Imperv., Time Span= 0.01-80.00 hrs, dt= 0.01 hrs MSE 24 -hr 3 2-yr Rainfall=2.85" Area (ac) CN Description 0.415 61 >75% Grass cover, Good, HSG B 0.982 98 Roofs, HSG B 1.397 87 Weighted Average 0.415 61 29.70% Pervious Area 0.982 98 70.30% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 3 U) 0 LL 2 Direct Entry, Subcatchment PRO. SUBCATCH 1: Subcat PRO. SUBCATCH 1 Hydrograph 4.44 cfs + -T- MSE 24 -hr 3 2-yr RainfallT2.85" Runoff Area�1.397 ac Runoff Vom0=-0.22-5 of Runoff ��Depth=1.93" �=50 lira ON=61/98 10 15 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) • Runoff` 40 2025-09-25 Proposed 25338 MSE 24 -hr 3 10-yr Rainfall=4.23" Prepared by BKBM Engineers Printed 9/25/2025 HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC Page 6 Time span=0.01-80.00 hrs, dt=0.01 hrs, 8000 points Runoff by SCS TR-20 method, UH=SCS, Split Pervious/Imperv. Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method SubcatchmentPRO. SUBCATCH 1: Subcat Runoff Area=1.397 ac 70.30% Impervious Runoff Depth=3.08" Tc=5.0 min CN=61/98 Runoff=7.12 cfs 0.359 af Total Runoff Area = 1.397 ac Runoff Volume = 0.359 af Average Runoff Depth = 3.08" 29.70% Pervious = 0.415 ac 70.30% Impervious = 0.982 ac 41 2025-09-25 Proposed 25338 MSE 24 -hr 3 10-yr Rainfall=4.23" Prepared by BKBM Engineers Printed 9/25/2025 HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC Page 7 Summary for Subcatchment PRO. SUBCATCH 1: Subcat PRO. SUBCATCH 1 Runoff = 7.12 cfs @ 12.12 hrs, Volume= 0.359 af, Depth= 3.08" Runoff by SCS TR-20 method, UH=SCS, Split Pervious/Imperv., Time Span= 0.01-80.00 hrs, dt= 0.01 hrs MSE 24 -hr 3 10-yr Rainfall=4.23" Area (ac) CN Description 0.415 61 >75% Grass cover, Good, HSG B 0.982 98 Roofs, HSG B 1.397 87 Weighted Average 0.415 61 29.70% Pervious Area 0.982 98 70.30% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 6- 5= 31 Direct Entry, Subcatchment PRO. SUBCATCH 1: Subcat PRO. SUBCATCH 1 Hydrograph MSE 24 -hr 3 10 yr-RainfaHT4.23" Runoff Area1.397 ac Runoff yokim0=0.$59'af Rte ntoff ipe {lth 3: 018" TC=5.0 nun ON=61/98 -r 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) • Runoff 42 2025-09-25 Proposed 25338 MSE 24 -hr 3 100-yr Rainfall=7.42" Prepared by BKBM Engineers Printed 9/25/2025 HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC Page 8 Time span=0.01-80.00 hrs, dt=0.01 hrs, 8000 points Runoff by SCS TR-20 method, UH=SCS, Split Pervious/Imperv. Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method SubcatchmentPRO. SUBCATCH 1: Subcat Runoff Area=1.397 ac 70.30% Impervious Runoff Depth=5.94" Tc=5.0 min CN=61/98 Runoff=13.75 cfs 0.692 af Total Runoff Area = 1.397 ac Runoff Volume = 0.692 af Average Runoff Depth = 5.94" 29.70% Pervious = 0.415 ac 70.30% Impervious = 0.982 ac 43 2025-09-25 Proposed 25338 MSE 24 -hr 3 100-yr Rainfall=7.42" Prepared by BKBM Engineers Printed 9/25/2025 HydroCAD® 10.20-7a s/n 01655 © 2025 HydroCAD Software Solutions LLC Page 9 Summary for Subcatchment PRO. SUBCATCH 1: Subcat PRO. SUBCATCH 1 Runoff = 13.75 cfs @ 12.12 hrs, Volume= 0.692 af, Depth= 5.94" Runoff by SCS TR-20 method, UH=SCS, Split Pervious/Imperv., Time Span= 0.01-80.00 hrs, dt= 0.01 hrs MSE 24 -hr 3 100-yr Rainfall=7.42" Area (ac) CN Description 0.415 61 >75% Grass cover, Good, HSG B 0.982 98 Roofs, HSG B 1.397 87 Weighted Average 0.415 61 29.70% Pervious Area 0.982 98 70.30% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) U) 0 LL 5.0 Direct Entry, Subcatchment PRO. SUBCATCH 1: Subcat PRO. SUBCATCH 1 Hydrograph A 121 I --T 11�� 11 13.75 cfs I I 41 37 10 T T T T t _ 4- iVFSE 2 =hr3 100- /r Rainfa«T7.42" r RunoftAkea:t 97ac-- Rung f Yflitime=O:O92-af - Runoff Depth=5.94' - TC=5:10-Min 4- + 1 4 4- 5 20 25 30 35 40 45 50 55 60 65 70 75 80 Time (hours) • Runoff 44 Ha Hea Ma To Whom It May Concern, bo r nagemen As part of our Conditional Use Permit submission, we would like to provide clarification regarding on -site staff parking and shift overlap. The facility is designed with a total of 27 parking spaces, of which 13 are reserved for staff. Staff shifts are scheduled as follows: • Morning Shift: 6:30 AM — 2:30 PM — 7 staff • Evening Shift: 2:30 PM — 10:30 PM —p 6 staff • Night Shift: 10:30 PM — 6:30 AM —* 3-4 staff The shift schedules are staggered to ensure that the maximum number of staff on site at any given time does not exceed 13, which aligns with the number of parking spaces allocated for staff. This approach allows us to efficiently manage parking while maintaining operational needs and ensuring compliance with city requirements. Thank you, Vice President ennifer Thorson 45 3urur�ur Trrtifirttti Existing Conditions Survey For: TCO DESIGN Property located in Section 13, Township 115. Range 22, Scott County, Minnesota Basis for bearings is assumed V \ sk '-''3''' _ rE 3.9 -\ V 763.710 \'69 -- %`x -7638.4'® L I I � r =763. `%t -cc \ Inv=755.78( tcc\ 764.e- 764\68 763.2 :,:>od Fence l() 1p0p / J 2, -764 5 764,91 O -teG--o 763.9.g Top Nut hydrant ^( `�4 \768.25 765.1 - I 7_ .4 x Ix AcCC5s 577/4, - 5IP06 ‘346 j2O nt 748i78x 765,9 1 72)52 \I I 766.2 6\--\-‘7 6\4 763.94 xxx Cu' S 76,3 53 `O 7728 Benchmark: MN DOT Overpass MN139 Elevation = 757.124 DATUMN NAVD 88 ev--`Z59.00(5E) too r=75.2.05(NWl 764.01 xx '5 � 1' X7662 764.8 760.2 x 765.0 \\ tuo7 \ x 7275765.4 761.2 x a I x / S14f ,. 764.7 x x x 760.5 I 765.3 7e5:33 x 760.5 x7602 .-- V 767.8 \ x 4-4765.5 x x 761.9 .44. x 765./ 47765.1 .. ...4"4 768.9 769.8 x 769.8== x 770" 0 Storm Manhole 00765.9 66 Maly Manho/e =770.08 77 .4/ �0�S11 tec • Denotes Found Iron Monument Denotes Iron Monument Denotes Wood Hub Set for excavation only Denotes Existing Contours Denotes Proposed Contours x000.0 Denotes Existing Elevation COO. Denotes Proposed Elevation Denotes Surface Drainage tcc 768.27 0 Storm Manhole om=768.53 oe=747.03(E) Inv=747.43(45 .75.5 tcc 765.38 765.7 Inv -765.76(51\ Inv=761.58(5167 mv=76/.63(NTI Hardcover Lot Area 60.350 set S Sidewalk 434 a r tt Shared Driveway 4,233 eq Road -&tumorous 9,342sg2 Total 14,509 set ft Percentage 23.340 NOTE: Proposed grades are subject to results of soil wore. Proposed building information must be checked with approved building plan and development or grading plan before excavation and construction. Proposed grades shown on this survey are interpolations of proposed contours from the drainage, grading and/or development plans. NOTE: The relationship between proposed floor devotions to be verified by builder. NOTE: The only easements shown are from plats of record or information provided by client. Legal Description Lot 1, Block 1, SOUTHBRIDGE FIELDS ADDITION Scott County, Minnesota Project No. 90924 Scale: 1" = 40' F. B. No. Drawn By Address: 8205 Crossings Blvd Shakopee, MN MV DEMARC LANG SURVEYING 6 ENGINEERING 7601 73rd Avenue North (783) 560-3093 Minneapolis, Minnesota 55428 Demarcino.com I certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota Surveyed this 28th day of January 2025. Signed GregolR. Pra'sch, Minn. Reg. 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Scr dNoIS3u noIO XA V3 NW '33d0>IVHS '0018 S9 NISS0K SOZ8 dOd V I IS ON A d NddNNV PATIO ENLARGEMENT: 3,/ NO m© 41,25S „OSEEM V NoIsn� wqAm n 17991 U.N aui2u3 IInIJ RAI e3n»ni�5 MINS RLD,RRL (LS. VOL, ,ned v i .vPnw.. Scr dnoIO NoIS3u X? Y 3 NW '33d0NfdHS '0018 SONISS02JO SOZ8 N N N N ONAd NNNNNV a LANDSCAPE DETAILS AND SCHEDULES: City of Shakopee Memorandum TO: Kyle Sobota, Senior Planner FROM: Darin Manning, Project Engineer SUBJECT: Conditional Use Permit (Angels Living) PROJECT NO.: USE -000320-2025 DATE: October 30, 2025 The staff review indicates a request to review a Conditional Use Permit (CUP) to accommodate the construction of an assisted living and memory care facility. The property is located north of Crossings Boulevard near Penstemon Lane. The Engineering Department has completed its review and offers the following comments at this time for the applicant and for the planning department: 1. Submit certified construction plans as required in Section 11 of the City of Shakopee Design Criteria. 2. Submit an updated Trip Generation study for the property. The updated study must provide a comparison of the previous trip generation assumptions to the proposed trip generation assumptions. 3. Submit an access/circulation plan for the site that shows turning movements can be accommodated by the proposed site plan. The circulation plan must also include pedestrian circulation throughout the site and to the existing trail along Crossings Boulevard. 4. Submit a Parking Operations Plan that details how event parking will be managed to ensure parking will not spill onto adjacent private streets or into adjacent commercial properties or residential neighborhoods. 5. Prior to any land disturbing activity, the applicant will obtain a grading permit and/or a building permit. Along with the permit(s), the applicant must submit a detailed impervious surface drawing. 6. Prior to approval of a grading permit and/or a building permit, the applicant will obtain approval of a storm water management plan (SWMP). The SWMP will adequately address requirements set forth in the City of Shakopee's Comprehensive Water Resources Management Plan (CWRMP). C:A Users \ufc-prod\AppData\Local \Temp\BCL Technologies\easyPDF 8\@BCL@54122F7E\@BCL@54122F7E.docx 66 7. Grade the entire site, as proposed on the approved plans, in one phase within one year from the date of approval of the grading permit application. Grading is defined as brining the site to the proposed finished grade with materials deemed acceptable by the City of Shakopee engineering division, providing topsoil per city requirements and applying seed, mulch and/or sod per city requirements and providing an as -built record grading plan per Section 2.5 of the City of Shakopee Design Criteria. 8. Pay all applicable fees/charges listed below, as required by the most current City of Shakopee Fee Schedule. • Trunk Storm Water Charge • Storm Water Management Plan Review Fee • Grading Permit Fee & Security • MS4 Administration Fee 9. Prior to working within the City of Shakopee right-of-way, the applicant must obtain a right-of-way permit. 10. Obtain a NPDES construction site permit prior to any land disturbing activity. A copy of the permit coverage card and letter must be provided to the city. A certified SWPPP inspector must conduct the required SWPPP inspections and provide documentation to the city. 11. Enter into a Utility Facilities Easement Agreement with the City of Shakopee. The applicant must record the easement agreement with the county. 12. Submit a Construction Management Plan. A template can be provided by the engineering division. 13. Approval of the CUP request does not constitute approval of the submitted plans. Recommendation The Engineering Department recommends approval of the CUP application subject to the items above being attached as conditions of the approval. C:A Users \ufc-prod\AppData\Local \Temp\BCL Technologies\easyPDF 8\@BCL@54122F7E\@BCL@54122F7E.docx 67 FUSION n_ 10/23/2025 *4'10 ANGELS LIVING ELEVATING SENIOR LIVING See below for a summary of questions, comments, and responses from the 10/22/2025 Neighborhood Meeting to discuss the planned assisted living development at 8205 Crossings Boulevard. Items are arranged in the order that they were brought up — responses are in • There was concern that fewer residents would be inclined to use the private residential pool to the west of the development if a 3 -story building is built adjacent to it. o It was noted that windows directly overlooking the pool are mainly those in stairwells. o Resident rooms located on the oblique wall of the building would have some line of sight but are not directly facing the pool area. • It was asked if the number of parking spaces provided is enough to support staff and guests. o There was concern over guests to the assisted living home using the pool's parking lot. o It was noted that the number of spaces provided meet city zoning code requirements and account for staff change -over times. o It was brought up later in the meeting that the HOA would be open to signing a leasing agreement with Angels Living so guests could use the lot during overflow events. • How many accessible units are available? o There are (4) ADA accessible units, while all other units are designed with seniors in mind. • How many ambulance visits to the facility will there be? There was concern about related noise levels. o This would need to be compared to historical data to accurately answer. • Would there be any pets allowed? o No pets are allowed for residents. • How close is the proposed privacy fence to the existing sidewalk on the south end of the lot? o The space between the fence and the sidewalk is approximately 15'. • Will there be a resident shuttle to/from church on a weekly basis? o This will be determined by the residents, but space has been programmed to allow for in-house worship. • There was concern over the number of deliveries required for the on -site kitchen. o Mainly concerned with the noise associated with refrigeration trucks and if they deliver early in the morning/late at night. 952.996.9662 I 6442 City W. Pkwy Ste 300, Eden Prairie, MN 55344 I fusion-ae.com 68 o It was noted that there will be a couple of deliveries to the site per week. A time has yet to be determined. All deliveries would use the lane provided in front of the trash enclosure — no trucks will be parked on private drives. • Is there an emergency shelter as part of the building? How many exits are there? o The space is designed in accordance with building codes and assisted living/memory care guidelines to preserve safety of residents during fire/smoke events. Zones are compartmentalized to prevent smoke traveling further than the initial fire area. • Will there be an annual fire drill? o Drills will be conducted in accordance with the fire marshal's recommendations. • There was concern over the height of the building. o A 3 -story development is seen as quite large compared to the smaller 2 -story homes in the area. o Will the building cast too much shade over the community pool area? There was special concern over how this impacts community events held at the pool. o It was noted that a sun study could be performed to check shadow lines during the summer months. The proposed development is shorter than the maximum building height outlined in the City Zoning Code. • There was concern over large vehicle parking for guests visiting residents of the development. o Where will RVs, trailers, etc. park? o Large vehicle parking will be coordinated with the facility manager. 69 RESOLUTION NO. PC2025-007 A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA, APPROVING A CONDITIONAL USE PERMIT FOR A RESIDENTIAL DEVELOPMENT DESIGNED TO SERVE DISABLED PERSONS WHEREAS, Brandon Bryant, applicant, and Angels Living Property Shakopee LLC, property owner, have made application for a Conditional Use Permit to allow a development designed to serve disabled persons in the B-1, Highway Business (B-1) Zone; and WHEREAS, the property upon which the request is being made is legally described as: Lot 1, Block 1, Southbridge Fields Addition, Scott County, Minnesota; 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 November 6, 2025 and adopted the following findings: Conditional Use Permit Findings: Criteria #1 The use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the immediate vicinity; Finding #1: The Board has not received any evidence that the use will be injurious to the use and enjoyment of other property in the vicinity, if conducted in accordance with proposed conditions. An assisted living and memory care facility is a transitional use between the commercial uses to the east and the single-family residential uses to the west. The 3 -story building will screen the residential uses from County Road 18 and the existing Kwik Trip building. Criteria #2 The amendment of the conditional use will not impede the normal and orderly development and improvement of surrounding vacant property for uses allowed in the area; 70 Finding #2: The Board finds that the conditional use permit for an assisted living and memory care facility will not impede the normal and orderly development and improvement of surrounding property. Criteria #3 Adequate utilities, access roads, drainage, and other necessary facilities have been or will be provided; Finding#3: The Board finds that adequate utilities, access, drainage and other necessary facilities have been or will be provided for the site. Criteria #4 The use is consistent with the purposes of the zone in which the applicant intends to locate the proposed use; and Finding #4 The Board finds that this use is consistent with the purposes of the B-1, Highway Business zone. The Highway Business Zone allows for multiple -family residential development and commercial uses. Criteria #5 The use is not in conflict with the Comprehensive Plan. Finding #5 The Board finds that the use is not in conflict with the Comprehensive Plan. The comprehensive plan guides this property for mixed use commercial center development, which includes the proposed use of the site. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF ADJUSTMENT AND APPEALS OF THE CITY OF SHAKOPEE, MINNESOTA, AS FOLLOWS: The conditional use permit for a residential development designed to serve disabled person in the B-1, Highway Business Zone is hereby approved, subject to the following conditions: 1. Landscaping on the site must comply with City Code requirements. An approved landscaping plan and financial security consistent with City Code requirements is required prior to the issuance of a building permit. 2. The development of the site must be consistent with submitted plans, building elevations / design and review comments. A 6' privacy fence adjacent to the patio on the south side of the building is permitted. 3. The use of the building / site for independent living apartments is not permitted, as the site does not have adequate off-street parking for that use. 4. The applicant must comply with the Engineering Department Memorandum dated October 30, 2025. 5. Parking is not permitted on the private driveways within this development, or on Crossings Boulevard. In the cases of special events, the applicant must receive permission for use of parking spaces with adjacent users that have excess parking spaces on weekends, such as Kindercare or US Bank. 6. This conditional use permit is valid for one year from the date of approval by the Board of Adjustment and Appeals. 7. The applicant must provide a photometric plan with the building permit application to confirm that the proposed use complies with City Code for spillover lighting of 0.5 71 foot-candles at the property line of adjacent residential uses and 1.0 foot-candles at the property line for adjacent commercial uses. 8. Separate sign permits are required for exterior signage on the site. No variations from City Code are approved as part of this request. 9. Approval of the CUP request does not constitute approval of the submitted plans. Adopted by the Shakopee Board of Adjustment and Appeals on the 6th day of November, 2025. BOAA Chairperson ATTEST: Michael Kerski Director of Planning & Development PREPARED BY: City of Shakopee 485 Gorman Street Shakopee, MN 55379 72