HomeMy WebLinkAbout14.A. Comp Plan Amendment to Reguide Property and Zoning Map to Rezone Property
I 'f. A .
CITY OF SHAKOPEE
Memorandum
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: R. Michael Leek, Community Development Director
SUBJECT: Comprehensive Plan Amendment to Reguide Property and Zoning
Map Amendment to Rezone Property
MEETING DATE: May 18, 2004
REVIEW PERIOD: December 23,2003 - May 21,2004
CASELOG NO.: 04-006
INTRODUCTION:
Tollefson Development made a request to reguide property to medium -density use, and to
rezone said property to Medium Density Residential (R-2). At its meeting of April 6, 2004
the Council continued this item, and the applicant submitted in writing their agreement to
an extension of the review period. By letter dated April 28, 2004 the applicant formally
amends their request as follows;
1) to leave the single-family guiding in place;
2) to zone the property as Urban Residential (R-IB); and
3) to extend MUSA to be able to serve the subject property (totaling 162 acres)
with urban services.
A copy of applicant's letter is attached for the Council's information. Also attached for the
Council's information is a copy of the concept plan, and the previous reports.
PLANNING COMMISSION RECOMMENDATION:
The Planning Commission has not reviewed the revised request.
ALTERNATIVES:
1. Offer a motion directing staff to prepare a resolution approving the allocation of
MUSA to 162 acres and an ordinance approving the rezoning of the subject property
to Urban Residential (R-IB), both to be acted on as a part ofthe consent agenda on
Tuesday, June 1,2004.
2. Direct staffto prepare a resolution denying the requested rezoning and allocation of
MUSA.
3. Table the matter for further information from staff and/or the applicant.
G:\CC\2004\05-18\CompPlanRezoneCountryside.doc 11
ACTION REQUESTED:
Offer a motion consistent with the Council's desires.
~k~~"~
R. Michael Leek
Community Development Director
G:\CC\2004\05-18\CompPlanRezoneCountryside.doc12
Developers . Land Investment . Property Managers
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April 28, 2004 i S!lLt ::to ..2:40~{V\
City of Shakopee
129 Holmes St S
Shakopee, MN
55379
Re: Comprehensive Plan Amendment/Rezoning Request
Dear City of Shakopee-
Tollefson Development is formally amending its Comprehensive Land Use Amendment,
and rezoning request submitted by application on December 23rd, 2004 for property
legally described on Exhibit A. The amended comprehensive land use request is to keep
the property guided as low density residential as it is currently guided in the City of
Shakopee's adopted comprehensive plan. The amended zoning request is to Irezone the
entire property to Urban Residential Zone (R-IB). We will be requesting a ~UD over
this property in the future. Weare still requesting current MUSA be allocated to this
entire 162 acre property.
We make this amended request under direction from City Council and City staff. We
have reviewed the requirements for this zoning district and the PUD requirethents. We
feel the R -1 B zoning district with a PUD overlay will allow us to develop a tinique and
high quality mixed use neighborhood.
This comprehensive plan amendment and rezoning request meets the City of Shakopee's
development criteria based on the following:
1. There is a significant change in neighborhood development patterns to the
east ofthis property (higher density townhomes and single falnily homes).
The proposed land use for this property is a natural continuation of the
2. neighborhood and growth pattern. I
The property was annexed last summer and is in need of a comprehensive
landuse designation consistent with the goals and policies of the City for
this area. Sewer and water services are available to this prop6rty.
3. Higher density development adjacent to existing services.andj
transportation systems is a more efficient development pattern for future
4. growth. I
The extension of 1 ih Ave through this property supports Scott County's
long raJlge transP9rtation plan for 1 ih Ave. I
I
17271l<enyon Ave., Suite #103 · Lakeville, MN 55044 · Phone (952) 435-1010. FAlX (952) 435-1020
Email - info@tdi-mn.com
www.tdi-mn.com
5. Development of this property and the extension of 17th Ave supports
Independent School District 720's vision for a new secondary and grade
school on the property to the south.
Please let me know what other information I can provide. Tollefson Development looks
forward to working with the City of Shakopee on the development of the highest and hest
use for this property.
atthe Weiland, Proj ect Manager
Tollefson Development
CITY OF SHAKOPEE
Memorandum
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Julie Klima, Planner II
SUBJECT: Comprehensive Plan Amendment to Reguide Property and Zoning
Map Amendment to Rezone Property
MEETING DATE: April 6, 2004
REVIEW PERIOD: December 23,2003 - April 21, 2004
CASELOG NO.: 04-006
INTRODUCTION: .
Tollefson Development has made a request to reguide and rezone property. Specifically,
the requests are to:
1) amend the Comprehensive Plan to guide property recently annexed into the City
to Medium Density and Low Density Residential;
2) to zone the property as Planned Residential District (pRD) and Urban
Residential (R-IB); and
3) to extend MUSA to be able to serve the subject property with urban services.
A copy of the staffreport to the Planning Commission is attached for the Council's
infonnation.
CONSIDERATIONS:
Attached to this. report is a copy of a revised concept plan for the property and information
on the builder submitted to the City on March 31, 2004. Please note that the uses depicted
in the concept plan (single family) north of 17th Avenue do not correspond to the requested
guiding of Medium Density Residential on that portion of the site.
The applicant is requesting zoning of Planned Residential District (PRD). At its March 18
meeting, the Planning Commission provided direction to staff to initiate a text amendment
to eliminate the PRD district.
PLANNING COMlV1ISSION RECOl\1l\1ENDATION:
The Planning Commission conducted the public hearing on the applications at its March 18,
2004, meeting. At the conclusion of the public hearing, the Commission voted to
recommend denial of the requested amendments by a unanimous vote.
1
ALTERNATIVES:
1. Deny the request for Comprehensive Plan Amendment and rezoning by approving
Resolution No. 6041.
2. Direct staff to prepare the appropriate ordinance and resolution to approve the
requests for Comprehensive Plan Amendmentand rezoning.
3. Table the matter for further infonnation from staff and/or the applicant.
ACTION REQUESTED:
Offer a motion to approve Resolution No. 6041, and move its adoption.
.{ tt~ftU-----
ulie Klima
lanner IT
g: \cc\2004\04-06\compplamezonecountryside.doc
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RESOLUTION NO. 6041
A RESOLUTION OF THE CITY OF SHAKOPEE DENYING A REQUEST TO
AMEND THE 1999 COMPREHENSIVE PLAN UPDATE TO GUIDE CERTAIN
PROPERTY FOR l\1EDIUM DENSITY AND LOW DENSITY RESIDENTIAL AND
EXTEND MUSA TO THE PROPERTY AND TO ZONE PROPERTY TO PLANNED
RESIDENTIAL DISTRICT (pRD) AND URBAN RESIDENTIAL (R-IB)
WHEREAS, Tollefson Development, applicant, and John Erlandson, property
owner, have requested the guiding of property to medium density residential and low
density residential and the extension of MUS A and the zoning ofproperty to Planned
Residential District (pRD) and Urban Residential (R-1B); and
WHEREAS, the subject property is legally described as attached on Exhibit A; and
WHEREAS, notices were duly sent and posted, and a public hearing was held
before the Planning Commission on March 18; 2003, at which time all persons present
were given an opportunity to be heard; and
WHEREAS, the City Council heard the matter at its meeting on April 6, 2004; and
NOW, THEREFORE BE IT RESOLVED that the City Council of the City of
Shakopee hereby adopts the following findings of facts relative to the above-named
request;
Comprehensive Plan
Finding No.1: The 1999 Comprehensive Plan Update is not in error;
Finding No.2: Significant changes in community goals and policies have not
taken place that would require or suggest that the subject
property be re-guided as requested.
Finding No. 3: Significant changes in City wide or neighborhood
development patterns have not occurred~that suggest the use
oftms site for low and medium density residential
development in the requested configuration and location is
desirable.
Zoning Map
Finding No.1: The 1999 Comprehensive Plan Update is not in error;
Finding No.2: Significant changes in community goals and policies have not
taken place that would require or suggest that the subject
property be re-zoned as requested.
Finding No.3: Significant changes in City wide or neighborhood
development patterns have not occurred, that suggest the use
3
of this site for low and medium density residential
development in the requested configuration and location is
desirable.
Finding No.4: The Comprehensive Plan does not require a different
provision.
BE IT FURTHER RESOLVED, that the request to amend the 1999
Comprehensive Plan Update by re-guiding the subject property to low and medium density
residential development and extension of the MUSA boundary and the zoning of property
to Planned ResidentialDistrict (PRD) and Urban Residential (R-IB) is hereby denied.
Passed in regular session of the City Council of the City of Shako pee, Minnesota held
this day of ,2004.
Mayorofthe City of Shakopee
Attest: ,
Judith S. Cox, City Clerk
4
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Exhibit A
Tollefson Property (purchased from School District)
pro: 69130024
....
Area Parcel A (school property SlllVey): 20.73 Acres
Parcel A
That part of the Southwest Quarter oftbe NoI1heast Quarter of Section 13, Township 115, Range
23, Scott County, Minnesota, together with that part of the North HaJf of the Southeast Quarter
of the Northeast Quarter o,fsaid Section 13, which lies northerly of me followi:o.g described line:
Beginning at the northeast comer of said North Half of the Southeast Quarter of the Northeast
Quarter; thence westerly t'? a point on the west line of said Southwest Quarter of the Northeast
Quarter distant 175.81 feet south. of the northwest comer of said Southwest Quarter of the
Northeast Quarter and said line there terminating.
Except that part thereof contained witlrin !v.llimesOTa Department of Transportation Right-<lf- Way
Plat No. 70-20 as on file and of record in the office of the County Recorder.
AND
Together with that part of the Northeast Quarter of the Northeast Quarter of said Section 13
which lies southerly of the follo~g described line; ...
.. --..
...
Commencing at the northeast comer of said Northeast Quarter of the Northeast Quarter; thence
along the east line thereot: South 02 degrees 07 minutes 07 seconds E~ assumed basis of
bearings, a. dis~ce.of1SS.00 feet to the point of beginning of'the line to be described; thence
South. 81 degrees 52 mintrtes S3 s!C01lds West 1348.00 feet to a point on the west line of said
North~ Quart~ of the Northeast Quarler, distant thereon 906.50 foot: southerly of the
northwest comer thereof, and there terminating;
Except that part thereof contained within Minnesota Department of Transportation Right-of. Way
Plat No. 10-20 as on file and of record in the office of the County Recorder.
E<HIBIT8IJfiapAd@r.S li'AG~
Tollefson Property (purchased from Theis/Bauer)
PID: 279130790. :279120590 H 279130750
Area Parcell-fo Parce12 (TheislBauer Survey): 74.22 Acres
Parcel 1
All that part of the Northwest Quarter of tbe Nonheast Quarter of Section 13, Township 115,
Range 23l Scott County, Minnesota lying southerly and easterly of M.in.uesota. .Department of
Transportation .Right-ai-Way Plat No. 70-3 as on file and of record in the office of County
Recorder.
AND
. All that .part of the Northeast Quarter of the Northwest Quarter of Section 13, ToWnship 115~
Range 23, Scott County, :Minnesota 1)1ng southerly and westerly of Minnesota Department of
Transportation Right..of- Way Pla.t No. 70.2 as on file and of record in the office of the C01l1.lty
Recorder and northerly of the following desoribed line; commencing at the northeast comer of
said Northeast Quarter of the Northwest Quarter; thence on an assumed bearing of South along
the east line thereof a distanceoflOl0.71 feet to the point ofbe,girming; thence North 87 degrees
31 minutes 06 seconds West parallel with the north line thereof a distance of 1350.53 feet to the
west line of said Northeast Quarter and there terminating.
Parcel 2
That part of the Northeast Quarter ofth.e Northeast Quarter of Section 13~ Township 115~ Range
.23, Scott County, Minnesota, which lies northerly of the following described line; Commencing
at the northeast comer of said Northeast Quarter of the Northeast Quarter; thence along the east
line thereof: South 02 degrees 07 minutes 07 seconds East, assumed basis of bearings, a distance
of755.00 feet to the point of beginning of the line to be described; thence South 87 degrees 52
minutes 53 seconds West 1348.40 feet to a point on the west line of said Northeast Quarter of the
Northeast Quarter;> distance thereon 906.50 feet southerly of the northwest comer thereof, and
there tenninating; Except that part thereof contained with MimJ.esota Department of
Transporta:fian Right. of-Way Plat No. 70-20 as on :file and of record in the office of the County
Recorder.
tXHIBITm1t:lFA@Q@f ~AG~
:Property Description ErlandsonfShakopee Valley Training Farm (under
purchase agreement)
Areas; Parcel A - 5.00 acres
Parcel Boo 5.0 acres
Parcel C.. 47.74 acres
pro: Parcel A - 279130740
Parcel B ... 279130nO
-
Parcel C - 279130740
Par(:e) A
That part of tho ettdt Ona-haft of tho Northwalit QUllrtar of Saction 13. Town.hip 1~~. ~::
RangQ 23. Scott County, Minnesota. described 4. tollows: Beginning At A point On thl ",
Eant lino of said Eadt Ono-half of the Northwa.t Quarter di.tant 1145.71 foat Scuth of
tho Northaatlt cornar tharoo!; thanco Wa.t At right anglol1 to .aid Eo.t Una a dbtAnca of
1,31. 29 footi thonco South 1'4ro1101 with .aid &oat Una A dl..tanco of 505.00 foot; thanc.
r~a1'lC: nt dsht nnslolt 4 dhtnncQ ot 431.29 foot to add E41at Hno; thonco Norch Alona .Aid
1~C1Ht line,) n cJbtnnca of 505.00 toot to tho I'oint of beginning.
Excepting therefrom that part platted in Minnesota Department of Transportation Right of Way
Flat N'llIOher 70-2.
ParceI..B-..
...41 .
That part of the East one>-haIf of the Northwest Quarter of Section 13, Township 115, Range 23)
Scott county, Minnesota described as follows: Beginning at a point on the East line of said East
on~half of the Northwest Quarter distant 1050.71 feet South of the Northeast corner thereof;
thence, South along said East line a distance of 95.00 feet; thence We:;t at right. angles to said
East line a distance of 431.20 feet; thence South parallel with said East line a djstance of 505.00
feet; thenoe West at right angles a distance of294.71 feet; thence North parallel with said East
line a distance of 600~OO feet; thenot? East at right angles a distance of72.0.00 feet to the point of
beghming. .... .'~. . . .
Excepting there from that part platted in :Mionesota Department of Trmsportation Right ofW~
Plat Number 70-2.
Parcel C
That part of the Northeast Quarter (NE ~) of the Southwest Quarter (SW ~) of Sec1ion 13~
Township 115 NQrth, Range 23, Scott County, Minnesota, ly.ing Northerly of the plat of Fox
Meadow Estates.
AND
fX;'i!Birm~!I f~@~@f~AG~
That part of the East half oftb.e Northwest Quarter (E ~ NW~) of Section 13.. Township 115..
Range 23, Scott County, M:in.neuota described as follows: Begjtlniog at appoint On the east line
of said East h.alf ofllie Northwest Qu.arter, distant 1010.71 feet south of the northeast corner;
thence sout.h along said east line a distance of 40.00 feet; thence west at right angles a distance of
726.00 feet; thence south at right angles a distance of 600.00 feet; thence east at right angles a
distance of 726.00 feet to $aid east &e; thence south along said east .1ine a distance of 1110.52
fed more or less to the southeast comer, thence northerly along the west line of said East Half of
the Northwest Quarter a distance of 1709.22 feet more or less to is i:r1tersec:tion with a line draw;o
westerly and parallel with the north line of said East Half of the Northwest Quarter from the
point of beginning; thence easterly along said parallel line a distance of 1.350.53 feet to the point
ofb~ginning.
Excepting.therefrom that part p1at:ted in Minnesota DepartDlent of Transportation Right of Way
. .
Plat N:umbex- 70..2.
,,- -
-. . . ...
... ..
!E.,.Y"FBDr III A-li~~@~.bf~S. IPAG~~
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VOXLAND PROPERTY DESCRIPTION (under purchase agreement)
.Area.: 10 acres
PID: 69130062
Propertv Descriptfo~
That part of the Southwest Quarter of the Northwest Quarter of Section 13~ Township 11S,
Range 23, Scott County, :Minnesota, de.scnoed as follows:
Begirming at a point)n the. 'West line of .said NorthweStQu.arte.r 130.82. feet north of the
southwest comer thereof, thence North 0 degrees 00 minutes 00 seconds East , assumed basis for
bearings, along said west line, 326.50 feet; thence North 90 degrees 00 mmutes 00 seconds East
1335.85 feet to the east line of said Southwest Quaner oithe Northwest Quarter, thence South 0
degrees 3S minutes 36 seconds W~ along said east line 326.52 feet; thence South 90 degrees
00 minutes 00 seconds West 1332.46 feet to the point ofbegi:o.ning.
",'. ..,
.
...... .
(AHlslrmJ:LIiW'A@d~ S ~A~[E~
CITY OF SHAKO PEE ~
Memorandum
TO: Shakopee Planning Commission
FROM: Julie Klima, Planner IT
SUBJECT: Comprehensive Plan Amendment to Guide Property and Zoning Map
Amendment to Zone Property
MEETING DATE: March 18, 2004
REVIEW PERIOD: December 23,2003 - Apri121, 2004
CASELOG NO.: 04-006
Site Information:
Applicant: Tollefson Development
"'-" Property Owner: Tollefson Development and JoOO Er1and~on . . .~. ...~
Location: South ofHwy. 169 and West of County Road 79
Adjacent Zoning: North: Highway 169
South: Jackson Township -
East: Planned Residential District (PRD)/Urban Residential (R-1B)
West: Jackson Township
~ .. " -..' ~
MUSA: The site is NOT within the MUSA boundary
INTRODUCTION:
Tollefson Development has made a request to reguide and rezone property, as well as extend the
Metropolitan Urban Service Area (MUSA) boundary to include additional property recently
annexed into the city. Specifically, the requests are to
1) amend the Comprehensive Plan to guide property recently annexed into the city as
Medium Density Residential and Low Density Residential;
2) to zone the property as Planned Residential District (PRD) and Urban Residential (R-
IB); and
3) to extend MUSA to be able to serve the subject property with urban services. (please
see Exhibit B for plans.)
The subject site is located south of Hwy. 169 and west of County Road 79 (see Exhibit A). The
property is approximately 162 acres in size. The applicant has submitted a concept site plan that
will also be the subject of a PUD concept review at the March 18 meeting. Please see Exhibit C,
the applicant's narrative.
1
In 2003 the annexation of about 128 acres of the subject site into the City of Shako pee was'
completed. However, the applicant is requesting action on some property that has not yet been
formally accepted for annexation by the State office.
The City Council has recently expressed an interest in, and provided a directive to form a
strategic planning effort. The City Administrator has commented that it would be preferable to
consider_action to amend the Comprehensive Plan once the strategic planning effort is
considerably-underway.
The City has been working to complete its Comprehensive Plan Update which is intended to
identify land uses for the entire city as well as some area currently in the township. The Comp
Plan Update is expected to be reviewed by the Planning Commission and City Council in
April/May.
The project will require some form of environmental review. Depending upon the scope of the
development, either an Environmental Impact Statement (EIS) or Environmental Assessment
Worksheet (EA W) will be necessary. The applicant has submitted a request to proceed with an
EAW (See attached March 10, 2004 letter from Matthew Weiland.) Because the some of the
uses proposed by the applicant are not consistent with the adopted Comprehensive Plan, staff
believes that an EIS is still required. Staffhiis some concern about proceeding with an . .
environmental review until it is more clearly established what the actual size of the project will
be. It should be noted that the current concept plan is much different than the original concept.
As stated earlier, the applicant has provided a site plan for consideration by the Planning
Commissi-orras'-a;'PUD Concept Review. The applicant is working towards refining the
development plan for the site, as staff was provided with a revised copy of the concept plan after
distributing the PUD concept review application materials to outside agencies and departments.
The applicant may wish to discuss the most recent concept plan with the Commission.
Shakopee Public Utilities (SPUC) has provided comments which have been attached as Exhibit
D.
The City's Comprehensive Plan sets basic policies to guide the development of the City. The
purpose of designating different areas for residential, commercial, and industrial land uses is to
promote the location of compatible land uses, as well as to prevent incompatible land uses from
being located in close proximity to one another.
The Commission should also make a recommendation on whether or not the MUSA boundary
should be extended to serve the subject site. City staff has identified areas of primary and
secondary expansion of urban services based on cost effectiveness and ease of extending services to
parcels. The subject site is located in the secondary MUSA expansion area. MUSA extensions
have been granted to some, but not all, areas identified as primary MUSA expansion areas. Please
see attached Exhibit E.
2
FINDINGS:
The Zoning Ordinance does not specify criteria for granting a Comprehensive Plan Map
amendment. Though reasonable criteria would be Criteria 1 -3 for Zoning Ordinance amendments.
Staffhas provided Criteria 1 - 3 for the Commission's review and discussion.
Criteria #1 That the original Comprehensive Plan is in error;
Criteria #2 That significant changes in community goals and policies have taken place;
Criteria #3 That significant changes in City-wide or neighborhood development patterns
have occurred.
The Zoning Ordinance specifies criteria for granting a Zoning Map Amendment. An amendment
may be granted when one or more of the following criteria exists.
-Criteria #1 That the original Comprehensive Plan is in.error; "...
Criteria #2 That significant changes in com:munity goals and policies have taken place;
.. . Criteria #3 That significant changes ih Citjr:wide or neighborhood development patterns;
Criteria #4 That the Comprehensive Plan requires a different provision.
Staff believes that the applications for guiding and zoning this property are currently premature due
to the issues outlined above.
ALTERNATIVES:
1. Recommend to the City Council the denial of the request to reguide and rezone the subject
property, as requested.
2. Recommend to the City Council the approval ofthe request to reguide and rezone the
subject property as requested, contingent upon approval from the Metropolitan Council.
3. Recommend to the City Council the denial of the request to extend the MUSA boundary to
include the subject site.
4. Recommend to the City Council the approval dfthe request to extend the MUSA boundary
to include the subject site.
5. Continue the public hearing and request additional information from the applicant or staff.
6. Close the public hearing, but table the matter and request additional information.
STAFF RECOMMENDATION:
Staff recommends Alternative Nos. 1 and 3.
ACTION REQUESTED:
Offer and. approve a motion to recommend to the City Council the denial of the request to reguide
and rezone the subject property as requested.
Offer and approve a motion to recommend to the City Council the denial of the request to extend
the MUSA boundary to include the subj ect site.
3
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SHAKOPEE
COMMIJNlT'(!'RIDES1NCE 11157
Amendment to Comprehensive Plan & s
Rezoning AGto PRD & R-IB, Zones.
~ Subject Property
.' ,,' Boundaryline.shp
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L-..J Jacparce s
c:J Zoning Boundary
:__...~ Parcel Boundary
;
TOLLEFSON DEVELOPMENT · PROPOSED ZONING AND LA~DUSE AMENDMENT
... 'LEGE'ND
Zoning .shp
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~-' . 0 R-tB
..
.' ....
. .' . ,. . - .,'-.
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TOLLEFSON DEVELOPMENT (ANNEXED) ~.. ... ... . .... .. . ..
---
PROPOSED LANDUSE - LOW DENSITY WESTCHESTER'. ...., . .. . . .. ..
EXISITNG ZO.NING - UER -
ZONED. R.1B
PROPOSED ZONING. R-1B .... ...W E
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Developers . Land Investment . Property Managers
DecemBer ZZ;-ZaOT
City of Shakopee
129 Holmes St S
Shakopee, MN
55379
Re: Comprehensive Plan Amendment
,m.
Dear City of Shakopee- ~.. :t'
-
.~ . Tollefson Developn:wntis "requesting a Comprehensive Land Use Amendment, M.U.SA. ..-.
....-~. Allocation artd subsequent rezoning of property legally described on Exhibit-A. The . ... .,.
.. .. purpose of the request is to develop the property asa master planned residential .....
"'-'" . community. The community would create housing for a variety of age and income
- ......... . .,,,., . '
levels. The community would include a combination of small lot single family, large lot
single family and town homes. This property is ideally located in a transportation
c,arridbr_~with.ac.cess to shopping,.schools, and open space. There is existing-
infrastructure in place to serve this development including highways, sewer and water.
The location and mix of housing types and density are supported by the draft 2030
'. Metropolitan Council Regional Development Framework (attached as Exhibit -A).
._.."~ The property is 152.21 acres in size and is located south ofHwy 169 between Townline
-.... Rd and Marystown Rd. The property was annexed by the City of Shakopee from
Jackson Township this past year. ~.. '"
The proposed comprehensive land use for the property is a mixture of high density
residential and low density residential that is reflective ofthe City's draft comprehensive
. .
plan for this area. A proposed land use plan is attached as exhibit B. The proposed, ,
corresponding zoning for the land uses would be Planned Residential District (pRD) and
Urban Residential Zone (R-IB), with a Planned Unit Development (PUD) overlay district
over the Planned Residential District (pRD) . This land use pattern is a continuation of
the land use pattern directly east of this property. This property is a natural continuation
of the growth in the area. There are adequate transportation and utility systems in place
to serve this project. I understand the rezoning of the property will not be official until
the Metropolitan Council approves the comprehensive plan amendment.
17271I(enyon Ave., Suite #103 . Lakeville, MN 55044 · Phone (952) 435-1010' FAX (952) 435-1020
Email - info@tollefsondevelopment.com
www.tollefsondevelopment.com
.
This comprehensive plan amendment and rezoning request meets the City of Shakopee's
development criteria based on the following:
1. There is a significant change in neighborhood development patterns to the
east of this property (higher density townhomes and single family homes),
The proposed land use for this property is a natural continuation of the
neighborhood and growth pattern.
2. The property was annexed last summer and is in need of a comprehensive
landusedesignation consistent with the goals and policies of the City for'
this area. Services are available to this property allowing higher density
development based on the City's draft Comprehensive Land Use Plan for
this area.
3. Higher density development adjacent to existing services and
transportation systems is a more efficient development pattern for future
growth.
4. The extension of 17th Ave through this property supports Scott County's
long range transportation pIal?- for 1 th Ave.
S. Devt;llopment of this property and the extension of 17th Ave supports
IndependentSchooLDistrict 720's vision for it new secondary and grade
.. school on the property to the sbuth. ... .
. Please let me know what other information I can provide. Tollefson Development looks
forward to working with the City of Shakopee on the development of the highest and best
use for this property. -.-.
~ '.~'
.
ew eiland, Project Manager
. Tollefson Development
'.
SHAKOPEE PUBLIC UTILITIES
MEMORANDUM
TO: Shakopee Community Development Department
Joseph D. Adams, PIll1llling and Engineering Director ~~
FROM:
SUBJECT: STAFF REVIEW RECORD COMMENTS for:
Amendm~nt to Comprehensive Plan Land Use
Guiding to Medium Density and Single Family .
Residential and Rezoning of AG toPRD & R..1B
Zones along with MUSA Allocation for 163 Acres.
CASE NO: 04006
DATE: 2/19/04
..... -' , .. ' :.:.. '-.~ .....
COMMENTS: . ',M'
'-'
...
Municipal water service is available subject to' our standard tenns and conditions. These
include, but are not limited to: installing a Iateni.l water main distribution system in .
.._~. accordance with utility policy, paying the associated inspections costs, paying the Trunk -., .'
Watel'Charge; and paying the Water Connection Charge. M ..'
Underground electric service is available subject to our standard terms and conditions.
These include, but are not limited to: entering into an Underground Distribution
Agreement, granting any necessary easements, and paying the associated fees.
Street Lighting installation is available subject to our standard terms and conditions.
These are contained in the current City of Shakopee Street Lighting Policy. Applicant
must pay the associated fees.
Applicant should contact Sh~opee Public Utilities directly for specific requirements
relating to their project.
Note: All of this area appears to lie within our 1st high elevation service district
(1st RES). Existing watermains in the area are a 12" trunk watermain
located along 17th Avenue and an gn distribution watermain located along
the west side of the Providence Pointe subdivision, both on the east side of
CR 79. Both these watermains will have to be extended into the proposed
development to provide two independent sources for looping.
.-
\/
Developers . Land Investment . Property Manag~rs
March 10, 2004
Micheal Leek
City of Shakopee
129 Holmes St S '.. . ...~.
Shakopee, Jv.1N
55379
Re:EmrirOiuilental AssessmentW orksheet
. . .. .
. . . ~.... . .
Dear Micheal" .....
..."
. .
Tollefson Deveiopment is'foimally requesting that an Environmental Assessment'
Worksheet (EA W) be ordered and prepared for the Countryside project. The legal
description of the property and cun'ent site plan is attached. The EA W is warraIitedbased
on the number of units and acres of the proposed project. The EA W will aid the City and
the Developer in the review and plamung for the development oftbis property. . ." .
.. .
Tollefson Development will provide any information necessary for the completion of the
EA W. I have an updated traffic study for the project and also have a noise study in
process. I will forward these to the City to aid the EA W document. I understand that
the EA W can not be released until the comprehensive plan amendment is approved, but
there is no reason the EA W background information can not be gathered now. I
understand that I am moving forward at my own risk and will be responsible for all costs
. associated with the gathering oftbis i~onnation. . " . .
:
. . '. . . . . . . . '. . . "p,' . I
Tollefson Development looks forward to working with the City of Shakopee on the
development of the highest and best use for this property.
Matth w Weiland, Project Manager
Tollefson Development
17271I(enyon Ave., Suite #103 . Lakeville, MN 55044 · Phone (952) 435-1010' FAX (952) 43541020
Email 4 info@tdi-mn.com
www.tdi-mn.com
_. Shakopee
Metropolitan U b
S' ran
ervlce Areas (MUS A)
Proposed Expansion
,'" City Boundary
._".-- I~:r:ti!l Current MUSA
~ March 10, 2004
~;
-... -p . ~.';f~:J 2010 MUSA Primary Area
._.r-.-.- . _ 2010 MUSA Secondary Area
I ,
I !
SHAKOPEE
COMMUNITY
PRIDE SINCE 1857
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SITE SUMMARY
AREAS ACRES PERCENT UNIT TYPE LOT SIZE LOT/UNIT COUNT CITY DESIGN STANDARDS
~ OPEN SPACE 25.6 AC. 15.5% SINGLE FAMILY 60'-80'x120' T'l'P. 84 LOTS A. MAXIMUM DENSITY: 5 -- DMUINGS PER ACRE.
~ SINGLE FAMILY 70'-75' 125' T'l'P 100 LOTS B. MAXIMUM I~PERVJOUS SURfACE PERCENTAGE: 50%. 'I,~\\I\
x . t C. LOT SPECIFlCA TIONS: ~ .
. SINGLE fAMILY 75'-80'x:i:150' TYP. 11'1- LOTS MAXIMUM LOT WIDTH (SINGLE FAMILY DETACHED): 60 fEET. 00 ~
, (EXISTING TWO FAMILY D'M:LUNGS): 70 FEET. ~\'"
PARK 12.4 AC. 7.5% DTill MANOR TOWN HOMES 178 UNITS MINIMUM LOT DEPTH: 100 FEET. '-, ~ ~
o::rr:o MINIMUM FRONT YARD SETB^CK: 30 FEET. ~\, ~
I MINIMUM SlOE YARD SETBACK: 10 FEET. ~ C ~
. . . . . [[[[[0 ROW TOWN HOMES 48 UNITS MINIMUM REAR YARD SETBACK: 30 FEET. ~~
o 'M:TI.ANO 2.3 AC. 1.4% EEl QUAD TOWN HOMES 40 UNITS Sheet Revision
m URBAN TOWN HOMES 62 UNITS ~ [ZJ~ D
PONDS 4.8 AC. 2.9% . TOTALS 626 LOTSjUN/TS \.,/" I ---v 4
NORTH
TOTALS 45.1 AC. 27.3% n...J i I
SITE TOTALS :f:164.7 AC. 100%
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UNIT COUNT IN REVISED AREA I '- -",,\~-------_. I .( , , I ' k' \ Concept Plan
(4/28/04) I'" -r--,-____ ~".' 'I '1
66 - SINGLE FAMILY I I \>" \ \ ------~-L~~---.;-+', i I
" - ROW J' I', , , , · '----~ !'
72 - UNDERGROUND PARKING -85 -':::""""_, \ \ \ \. --" \ I ~~e~b~n~~I~ythd~~J'I~~~~~ ~~1"J,e01 by
11 44-COAa-I I --J.., '\ \. \ ~ 1\
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rf ;/ 80 - 8 UNIT \ L_...~_,_.~,- '\'~ \ \ , J' ~~~ ath~ulra~C~s~ePSt~t:s~ti~i~t:
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4 3 2 1 Iii I 5 ' ~ I 13 TOTAL UNITS 405 \ I .... ", '\'\ " " -.-:;--------.----...1: 1 ,---- I Name
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SITE SUMMARY
AREAS ACRES PERCENT UNIT TYPE LOT SIZE LOT/UNIT COUNT CITY DESIGN STANDARDS '\..~(\b
II OPEN SPACE 25.6 AC. 15.5% SINGLE F AMIL Y 60'-80'x120' TYP. 84 LOTS A. MAXIMUM DENSITY: 5 - DI'iELUNGS PER ACRE. .
'1
SINGLE FAMILY 70'-75'x125' TYP. 100 LOTS B. MAXIMUM IMPERVIOUS SURFACE PERCENTAGE: 50%. \l ~~,
C. LOT SPECIFICATIONS:
. SINGLE F AMIL Y 75'-80'x:l:150' TYP. 114 LOTS MAXIMUM LOT W1DTI-l (SINGLE FAMILY DETACHEDj: 60 FEET.
PARK Effi8 (EXISTING TWO F AMIL Y DI'iELUNGS: 70 FEET. ~\~~
r~ 12.4 AC. 7.5% MANOR TOWN HOMES 178 UNITS MINIMUM LOT DEPTI-l: 100 FEET.
MINIMUM FRONT YARD SETBACK: 30 FEET. ".~(,
MINIMUM SIDE YARD SETBACK: 10 FEET.
ITIITIJ ROW TOWN HOMES 48 UNITS MINIMUM REAR YARD SETBACK: 30 FEET.
D
... . EB Sheet Revision
I'iETLAN 0 2.3 AC. 1.4% QUAD TOWN HOMES 40 UNITS
m URBAN TOWN HOMES 62 UNITS ~ [z]D
PONDS 4.8 ACo 2.9% TOTALS 626 LOTSjUNITS
FbJ I NORTH
TOTALS 45.1 AC. 27.3% I
SITE TOTALS :1:164.7 AC. 100% MFRA FILE NO.: 13945
n 1 nn ?nn .tnn Rnn
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