HomeMy WebLinkAboutJuly 09, 2026 - Planning PacketPliall
SHAKOPE E
Shakopee Planning Commission Regular Meeting
Thursday, July 9, 2026
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 Planning Commission 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 form
consent agenda for separate discussion & action.
4.a Approval of Planning Commission Meeting Minutes from June 4, 2026
5. General Business
5.a PUBLIC HEARING - Planned Unit Development (PUD) Amendment to
Southbridge Crossings East
6. Other Business
7. Adjournment
If a commissioner has any comments, concerns or questions, he or she should contact the project
manager prior to the scheduled meeting date. Also, if a commissioner is unable to attend the
meeting for any reason, Please call the Department of Planning and Development at (952)233-9300
as soon as possible. Thank you!
1
SHAKOPEE
Agenda Item:
Prepared by:
Reviewed by:
Shakopee Planning
Commission
July 9, 2026
4.a
Approval of Planning Commission Meeting Minutes from June 4, 2026
Rick Parsons
Action to be considered:
Approve the Planning Commission meeting minutes from June 4, 2026.
Motion Type:
Simple Majority
Background:
The Planning Commission meeting minutes from June 4, 2026, are ready for review and
approval.
Recommendation:
Approve the Planning Commission meeting minutes from June 4, 2026.
Budget Impact:
N/A
Attachments:
PC Minutes 06/04/2026
2
CITY OF SHAKOPEE
PLANNING COMMISSION
MEETING MINUTES
JUNE 4, 2026
1. ROLL CALL
The meeting of the Shakopee Planning Commission was called to order at approximately 8:03
p.m.
Present: Commissioners Weiler, Sandu, Reding, Vander Veen, and Forsythe, Robbins
Absent: Commissioner Cherus.
City Staff Present: Michael Kerski, Director of Planning and Development.
2. APPROVAL OF THE AGENDA
A motion was made and seconded to approve the agenda as submitted.
Motion carried unanimously.
3. RECOGNITION OF INTERESTED CITIZENS
The Chair asked whether any members of the public wished to address the Planning Commission
regarding an item not on the agenda.
No one appeared.
4. CONSENT AGENDA
4.A. Approval of May 7, 2026 Meeting Minutes
A motion was made and seconded to approve May 7, 2026 Planning Commission meeting
minutes.
Motion carried, with Commissioner Robbins abstaining.
5. GENERAL BUSINESS
5.A. Public Hearing — Planned Unit Development Amendment at 1300 Crossings Boulevard
A motion was made and seconded to open the public hearing.
Motion carried unanimously.
3
Staff informed the Planning Commission that consideration of the Planned Unit Development
Amendment at 1300 Crossings Boulevard needed to be continued to the next Planning
Commission meeting.
The Planning Commission continued the public hearing to its next meeting.
6. OTHER BUSINESS
There was no other business.
7. ADJOURNMENT
A motion was made and seconded to adjourn the meeting.
Motion carried unanimously.
The meeting was adjourned at 8:06 to July 9, 2026.
4
WILLA!
SHAKOPEE
Agenda Item:
Prepared by:
Reviewed by:
Shakopee Planning
Commission
July 9, 2026
PUBLIC HEARING - Planned Unit Development (PUD) Amendment to
Southbridge Crossings East
Kyle Sobota, Senior Planner
Michael Kerski, Director of Planning and Development
5.a
Action to be considered:
Recommend City Council Approval of the proposed PUD Amendment of Southbridge
Crossings East
Motion Type:
Simple Majority
Background:
Site Information:
Address: 1300 Crossings Boulevard
Property Owner: Shakopee Crossings LTD Partnership
Lot Area: 14.26 acres
Current Zoning: B-1, Highway Business with PUD Overlay
2040 Comp. Plan: Mixed Use Commercial Center
Mark Anderson, representing Shakopee Crossings, has applied for a PUD Amendment to
allow for the development of a retail development at 1300 Crossings Blvd. The site is part
of the Southbridge Crossings East PUD. The Planning Commission opened and continued
the public hearing at the June 4th meeting to allow for additional time for staff and the
applicant to address review comments on the proposed plans.
The proposed uses of the site are:
• A 7,300 square -foot car wash
• Three 5,000 square -foot multi -tenant retail buildings, two with drive -through
windows.
• A 23,000 square -foot retail garden center with 8,000 square -foot greenhouse and
48,000 square -foot landscape yard area
• Two lots for regional stormwater ponds to be owned / maintained by the City of
Shakopee
5
The development proposes a private drive connection that extends between an entrance
of the Southbridge Transit Station on Crossings Boulevard on the east side of the site and
aligns with the entrance to Marcus Theaters / Caribou Coffee on Hansen Avenue on the
south side of the site. A sidewalk is proposed along the length of the private drive and
sidewalk connections to each proposed building is proposed. The delivery area for the
garden center utilizes the existing shared access with River Valley Church on the north
side of the site. Employee parking for the garden center is also accessed from the
northern shared driveway.
Recent revisions to the plan:
• Increased width of the main private drive from 24' to 28'
• The addition / improvement of sidewalk connections between buildings
• The addition of a driveway connection between the garden center site and the retail
building parking area
• Adding proposed locations of trash enclosures
• Addition of cart storage locations in the garden center parking lot
Parking Discussion:
The applicant is proposing to meet the minimum parking requirements for the three lots.
Shared parking between the sites is proposed and ingress / egress / parking agreements
are required.
Woodland Management Discussion:
The applicant is proposing removal of all existing trees on the site, including several trees
designated high priority trees. The applicant's landscape plan meets the required
landscaping on the site for parking lots and proposed buildings. The amount of required
replacement trees will not fit on the site, so a contribution to the Tree Fund is required by
City Code. Contributions to the Tree Fund are used for planting of trees in boulevards and
parks. The applicant's contribution is planned to be programmed for planting trees in the
boulevard of Southbridge Parkway, where several Ash trees have died or been removed
and in the dog park area of Southbridge Community Park; where a significant number of
dead trees have or will be removed. Over 300 trees are planned to be planted in the dog
park area of Southbridge Community Park alone.
Future Reviews:
The site is currently two outlots, so subsequent preliminary and final plats will be
required for the subdivision / reconfiguration of the lots. PUD amendments for the
specific users of the sites to review final site plans and building designs will also be
required. The Planning Commission and City Council will review future preliminary plats
and PUD Amendments. The Planning Commission would not review a final plat if the final
plat is the sole application.
6
The applicant has worked extensively with staff regarding wetland impacts on the site
and site layout and the applicant's wetland consultant has been working with Engineering
staff regarding the wetland impacts and redesign of the existing stormwater ponds on
the site. The applicant intends to complete the Wetland Replacement Plan process for
development of the site to match this proposed PUD plan, which must receive approval
from the City Council.
Impervious Surface Discussion:
Including the two lots for regional ponding, the impervious surface area for the entire
development is below the 75% maximum impervious surface percentage, even though
individual developed lots slightly for the garden center and retail buildings slightly exceed
the 75% limit. The applicant is proposing to use pervious pavers in portions of the garden
center parking area (noted on plans) and the garden center outdoor landscape yard area.
Pervious pavers must be maintained in order to continue to allow for stormwater to
continue to percolate. The applicant is proposing a maintenance plan / agreement to
allow for pervious pavers to be utilized.
Staff have added a draft condition that the total amount of impervious surfaces not
exceed 75 percent for the development, but individual lots may slightly exceed the 75%
total amount. The pervious paver areas utilize a calculation that 25% of the pervious
paver area is considered pervious.
Signage Discussion:
A sign plan for the development has not been provided. Staff recommends that one
monument sign be permitted for each lot in accordance with City Code for height and
signage area maximums. The garden center and greenhouse is permitted to have a total
of up to 180 square -feet of wall signage combined on the front (south) building elevation
when 120 square -feet is allowed by City Code. The other building elevations and tenants
must meet City Code requirements for wall signage.
Staff is recommending that the Planning Commission give a positive recommendation to
the City Council for approval of the proposed development layout. The applicant is
currently updating their utility plans and final landscape plan to match the latest site plan
for submission prior to the City Council review. As stated above, the Planning Commission
will review subsequent plan amendments and plats.
Recommendation:
Recommend City Council approve the proposed PUD Amendment
Budget Impact:
N/A
7
Attachments:
Location Map
Applicant Narrative
Existing Conditions Survey
Updated PUD Site Plan
Landscape Plan
Engineering Department Comments
Civil, Landscape, Tree Management Plans
Draft PUD Ordinance
8
CityMaps
6/1/2026, 8:55:11 AM
-- Shakopee Municipal Boundary
Parcels - Scott County
World Imagery
High Resolution 60cm Imagery
High Resolution 30cm Imagery
Citations
1.2m Resolution Metadata
1:5,656
0 0.04 0.09
0.18 mi
0 0.07 0.15
0.3 km
Source: Esri, Vantor, Earthstar Geographies, and the GIS
User Community
9
tSambatek
Engineering I Surveying I Planning I Environmental
Memorandum
T 0 : City of Shakopee Land Division Administration
F R 0 M ° Southbridge Crossing, LLC
C C : Michael Kerski, Director of Planning & Development
DATE :: 04/24/2026
R E : Hansen Commercial Preliminary PUD Narrative
Project Team
The project team consists of the property owner and developer, Southbridge Crossings Limited
Partnership, and Sambatek. Sambatek has provided land surveying, civil engineering, and landscape
architecture services for the proposed commercial project.
Project Summary
We are pleased to submit the following preliminary PUD application to the City of Shakopee MN for review
and approval. The development consists of approximately 14.25 acres of currently undeveloped land in
the Southbridge Crossings area bounded by Hwy 21 on the west, Crossing Boulevard on the east, Hansen
Avenue on the south, and adjacent to River Valley Church to the north.
The application provides the site design for the largest undeveloped parcel within the comprehensive
plan's Mixed Use Commercial Center at Southbridge Crossings. It will provide retail opportunities for
residential communities in the area, as well as for those commuting via the Southbridge Crossings Park
and Ride, immediately adjacent to the project.
The current comprehensive plan land use for the project is Commercial, while current zoning has the
parcel zoned as B1, Highway Business. The project proposes multiple retail buildings, a car wash, and a
garden center. The project team is asking the City for flexibility with the final layout of the site, so the
configuration can be modified according to needs of the end users. Through this flexibility, we believe
that business owners will have an increased interest in the property and the final development will meet
the market needs for several types of retail/commercial uses.
The proposed land uses are similar to retail developments to the south of Hansen Ave and West of Hwy
21. These uses will present opportunities for economic development beneficial to the residential
communities in the surrounding area.
Hansen Commercial Preliminary PUD Narrative
Page 2
The proposed project preserves open space along the southern portion of the parcel, which is covered by
an electric utility easement. The project will update the stormwater management areas to accommodate
upstream discharge locations, and provide treatment for the proposed development. The proposed
project exceeds required parking stalls based on combined building square footage, with 66% of the
overall gross site area remaining green space and ponding areas.
The proposed plan seeks to align infrastructure, establish stormwater management systems, and begin
tree mitigation growth following the mass grading of the site in 2026. Establishment of the primary
vehicular circulation routes and pedestrian access allows incremental growth as users come into the site.
The proposed development includes infiltration stormwater practices along with rate control that meets
the 2016 Regional Stormwater Study prepared by WSB. The reshaped ponding area allows the site
access from Hansen Avenue and provides the additional storage required for the new development area.
A new pipe is proposed at Crossing Boulevard so the normal water level for the basin west of Crossings
Boulevard matches the normal water level on the east side. This modification provides approximately
one additional foot of storage over the west basin.
Included with the application documents is a wetland permit application prepared by Kjolhaug
Environmental.
A traffic study has been previously provided with the Southbridge PUD for reference.
The overall grading will occur in one phase along with construction of the main access road and utilities.
The utilities will be extended to the sites with the full buildout of building and pavement areas with each
building construction project.
Architectural design will be provided with the plat and site plan review documents for each building site.
We look forward to reviewing the proposed project with you and advancing the application to the Planning
Commission and Council.
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Memorandum
TO: Kyle Sobota, Senior Planner
FROM: Darin Manning, Project Engineer
SUBJECT: Planned Unit Development (PUD) Amendment — Hansen Commercial
CASE: AMEND -000327-2026
DATE: May 22, 2026
The staff review indicates a request to review a Planned Unit Development (PUD) Amendment
for Hansen Commercial development. The Hansen Commercial development is located east of
County Road 21, north of Hansen Avenue, south of Highway 169, and west of Crossings
Boulevard.
This review should be considered preliminary, as more comments will follow with additional
submittals. However, the Engineering Department offers the following comments at this time to
the applicant and to the planning department:
1. Plan review comments have been prepared and are attached to this memo. Revise the
plans to address all comments and provide a written response memo identifying how
each comment was addressed.
2. Pay all applicable fees and charges in accordance with the current City of Shakopee Fee
Schedule, including:
• Trunk Sanitary Sewer Charge
• Trunk Storm Water Charge
• Storm Water Management Plan Review Fees
• Engineering Fee for Public Sanitary Sewer and Storm Sewer
• Grading Permit Fee
3. Obtain final approval of the site's storm water management plan.
4. Submit revised turning movement analyses demonstrating that all required vehicle
types can safely maneuver throughout the site, including Shakopee fire apparatus,
delivery/service vehicles, anticipated rental or loading vehicles associated with the
greenhouse operations, and proposed routing for the car wash. Include turning
movement exhibits for all vehicle types and identify any tight or sharp -radius, one-way
circulation movements. All movements shall remain within the paved roadway surface
without tracking over curbs or encroaching across the roadway centerline.
H:\Development\Hansen Commercial (Southbridge Crossings)\Project Management \Letters and Memos\Staff Review \PUD Amendment Review (Hansen Commercial) 05 22 26.docx
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5. The submitted turning movement analysis indicates the proposed 24 -foot private
roadway width is insufficient to accommodate required vehicle operations. Revise the
private roadway design and/or width as necessary to accommodate all required turning
movements. The road widths shall be designed based on the anticipated trips generated
and turning movements to accommodate all vehicles safely.
6. Submit a Declaration of Covenants and Easements for City review and approval that
provides for all shared site improvements and infrastructure, including but not limited
to cross -access and shared maintenance for driveways, parking areas, access routes,
sidewalks, landscaping, ponds, and other common facilities. The agreement shall
include reciprocal vehicular and pedestrian access (where applicable), an exhibit map
identifying all access routes and shared facilities and shall be recorded against all
affected properties. The declaration shall also include reciprocal utility easements for
all storm sewer, sanitary sewer, and stormwater facilities serving multiple lots, and
providing required maintenance access. The agreement shall clearly define ownership,
maintenance responsibilities, and access rights for all shared infrastructure.
7. Submit a drainage and utility easement encompassing the 100 -year highwater level of
all storm ponds.
8. The owner must enter into a Utility Facilities Easement Agreement with the city. The
document must be recorded with Scott County.
9. Ponds 6P and 9P shall be located within an outlot deeded to the City.
10. Review sight lines and available sight distance at the Hansen Avenue intersection to
ensure compliance with applicable design standards.
11. A pedestrian access plan must be developed for access between all sites.
12. Private infrastructure shall not encroach into perimeter drainage and utility easements.
13. Construct a sidewalk along the private drive and Hansen Avenue as shown on redline
plan review comments.
14. Obtain an NPDES Construction Site Permit prior to any land disturbing activity. A copy
of the permit must be provided to the City.
15. Prior to any land disturbing activity, obtain a grading permit or building permit. Permit
submittals must include detailed construction plans.
16. Prior to construction activities, the contractor shall submit a Construction Management
Plan for City review and approval.
17. Record plans need to be provided per the City of Shakopee Design Criteria, Section 2.5
and Section 11.2 (A -L). The record plans need to be certified and submitted to the
engineering department. Provide a letter from the engineer of record certifying all
improvements were constructed per approved plans and under the direct supervision of
the engineer of record. The developer/engineer of record must provide a full-time onsite
inspector during all utility installation.
H:\Development\Hansen Commercial (Southbridge Crossings)\Project Management \Letters and Memos\Staff Review \PUD Amendment Review (Hansen Commercial) 05 22 26.docx
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18. Approval of the PUD Amendment does not constitute approval of the submitted plans.
Recommendation
The Engineering Department recommends approval of the application subject to the conditions
above being addressed/completed by the applicant.
H:\Development\Hansen Commercial (Southbridge Crossings)\Project Management \Letters and Memos\Staff Review \PUD Amendment Review (Hansen Commercial) 05 22 26.docx
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ORDINANCE O2026-XXX
AN ORDINANCE OF THE CITY OF SHAKOPEE, MINNESOT OF PLANNED UNIT
DEVELOPMENT DISTRICT #XXX IN THE ZONING ORDINANCE FOR PROPERTY LOCATED
AT 1300 CROSSINGS BOULEVARD
WHEREAS, Mark Anderson, applicant, and Shakopee Crossings LTD Partnership, property
owner, have applied to amend Planned Unit Development District # , Southbridge Crossings East
PUD; and
WHEREAS, the property is legally described as:
Outlot B, Southbridge Crossings East Third Addition
And
Outlot D Southbridge Crossings East Second Addition; and
WHEREAS, notices were duly sent and posted, and a public hearing was held before the Planning
Commission on June 4 and July 9, 2026, at which time all persons present were given an opportunity to be
heard; and
WHEREAS, the Planning Commission has recommended to the City Council that the subject
property be adopted as Planned Unit Development District # as stated; and
WHEREAS, the City Council heard the matter at its meeting on July 21, 2026; and
NOW, THEREFORE BE IT ORDAINED, that the City Council of the City of Shakopee hereby
adopts the following findings of facts relative to the above -named request:
Criteria #1: Is the proposed development consistent in all respects with the comprehensive plan?
Finding #1: The proposed development complies with the current guiding for the site, Mixed Use
Commercial Center
Criteria #2: Is the proposed development, including deviations from design standards compatible
with surrounding land uses?
Finding #2: The proposed amendment is compatible with the surrounding land uses.
Criteria #3: Does the proposed development provide adequate open space, circulation, pedestrian
orientation, parking, recreation, screening, and landscaping?
1
37
Finding #3: The applicant is proposing connections to the surrounding roadways, sidewalks, and trails
and the development of regional stormwater pond facilities.
Criteria #4. If the primary function of the PUD is to encourage development which will preserve
and enhance worthwhile natural terrain characteristics, it should not force intense development to
utilize all portions of a given site in order to arrive at the maximum density allowed.
Finding #4: The proposed development plan is consistent with the surrounding commercial
developments and the applicant will be required to provide mitigation for the trees removed from the
site consistent with City Code requirements.
Criteria #5: Does the PUD provide an overall compatibility of land uses and overall appearance
and compatibility of individual buildings to other site elements or to surrounding development. The
architectural style of buildings shall not solely be a basis for denial or approval of a plan.
The proposed PUD is compatible with the surrounding land uses. Building elevations and site plans
of the individual users will be reviewed for City Code compliance and compliance with this PUD
plan with subsequent amendments.
Criteria #6. Whether the proposed PUD plan would offer a greater general public benefit than
would be realized under the underlying zoning district and/or general zoning provisions.
The applicant is proposing the development of a commercial development that aligns with the goals of
the 2040 Comprehensive Plan.
BE IT FURTHER ORDAINED, that the proposed amendment to PUD District # , the Southbridge
Crossings East PUD for the development of property at 1300 Crossings Boulevard is hereby approved, subject
to the following conditions:
1. The applicant must comply with the Engineering Department comment memo dated May
22, 2026.
2. The development of the site, including the site plan, private drive layout, and building /
parking setbacks / site configuration must be consistent with the submitted and approved
plans and review comments. The development of each individual site is subject to future
PUD Amendment applications, a future preliminary plat, and subsequent final plats.
3. A shared parking agreement / Reciprocal Easement Agreement regarding maintenance of the
private drives and allowing ingress / egress between all three lots must be provided.
4. Bicycle parking must be provided on the building sites in accordance with City Code
requirements.
5. Payment for tree removal mitigation or required landscaping that does not fit on the sites due
to impervious surfaces or utilities is due at the time of issuance of a Grading Permit or
Building Permit in accordance with City Code and the current adopted fee schedule. Funds
collected from this development are to be used for the planting of boulevard trees along
Southbridge Parkway, within Southbridge Community Park, or for boulevard trees along
Crossings Boulevard.
6. Drive -through windows at the two retail buildings must comply with City Code
requirements for vehicle queuing / stacking.
7. A total of three monument signs that comply with City Code requirements for sign area,
height, and location are permitted in the development. Placement of signs within the Xcel
Energy transmission easement requires written approval from Xcel Energy.
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8. Wall signage for the garden center / green house is permitted to have a total area of 180
square -feet combined on the south building elevation.
9. Fencing for the garden center yard area must be an ornamental design and is not to exceed
6'6" in height.
10. Sidewalk connections must be provided between each building in the development and
along the west / north side of the main private drive that connects Hansen Ave and
Crossings Blvd.
11. The sidewalk in front of landscape yard area must extend to westernmost parking stall.
12. Sidewalks directly adjacent to parking stalls must be at least 7' in width to allow for walking
and maneuvering around vehicles that are backed into parking stalls.
13. The total amount of impervious surface allowed for the entire development is 75%.
a. Elevations above the NWL of stormwater ponds and infiltration basins are
considered pervious areas.
b. The pervious paver areas on the garden center site count as 25 percent pervious for
purposes of impervious surface calculations.
14. An acceptable maintenance agreement / maintenance plan for the pervious paver areas on
the garden center parking lot and landscape yard area must be provided to the Engineering
Department.
15. The proposed Wetland Replacement Plan must be based on the approved Planned Unit
Development plan, review comments, and conditions of approval.
16. A Stormwater Management Plan needs to be approved prior to Grading Permit and/or
Building Permit approval.
17. The developer shall pay SPU Trunk Water Invoice and SPU Plan Review Inspection Fee
Invoice prior to utility construction. The developer may only construct utilities with signed
plans from SPU. SPU will not sign plans until invoices are paid. All water utility plans must
have had all comments addressed prior to construction.
Passed in regular session of the City Council of the City of Shakopee, Minnesota held on the 21st day of July 2026.
Mayor of the City of Shakopee
Attest:
Richard Parsons, City Clerk
PREPARED BY:
City of Shakopee
485 Gorman Street
Shakopee, MN 55379
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