6.

TO:

Shakopee Planning Commission

FROM:

Kyle Sobota, Senior Planner

DATE:

06/09/2016

SUBJECT: PUBLIC HEARING: Caselog #16-029, Comprehensive Plan Amendment

request to re-guide property from Medium Density Residential to Commercial
and High Density Residential and a rezoning request to rezone property
from R-1B, Urban Residential to B-1, Highway Business and R-4, High
Density Residential for Hy-Vee, Inc.

Action Requested
Recommend that the City Council approve a comprehensive plan amendment guiding and
rezoning 16.51 acres for commercial development and Highway Business Zone and a
request to re-guide 7.42 acres for high density residential development and zone the
property R-3, Multiple-Family Residential.
Site Information:
Site Address: N/A, Northeast Quadrant of US 169 and Adams Street
Property ID: 27-912050-0
Property Owner: Cal and Sharon Haasken
Site Acreage: 23.93 Acres
Present Zoning: R1B, Urban Residential
Comp. Plan: Medium Density Residential
Introduction:
Randy Downs, representing Hy-Vee, Inc. has made application to re-zone and re-guide
23.93 acres of property located at the northeast quadrant of US 169 and Adams Street. The
applicant is proposing to zone and guide the western 16.51 acres for commercial
development (B-1 Zone) and the eastern 7.42 acres for multi-family residential
development (R-4 Zone).
The applicant intends to construct an approximately 95,800 square-foot full service
grocery store with a liquor store and restaurant, a 4,300 square-foot convenience store
with car wash, 10,000 square-foot medical office building, and a 100-unit apartment

building. A draft site plan is attached.

Discussion:
The Planning Commission and City Council are strictly reviewing a rezoning and reguiding request for this site. In order to develop the site, a Planned Unit Development
(PUD) will be required by City Code since the commercial component of the development
exceeds 50,000 square-feet. The Planning Commission and City Council have significant
design review discretion as part of the PUD and plat approval process. Both the City
Council and Planning Commission will review future development requests for this site.
The R-4 zoning district was adopted by the City Council in December of 2015.
The density allowance in the R-4 zone for this site is 14 - 28 units / acre. If the entire
residential area were to be developed at R-4 densities the number of units would range
from 94 units to 188 units.
This property was included in the West Shakopee Land Use Study that was adopted by the
City Council on April 19. The study contemplated the development of this property for
commercial and medium density residential development. The size and location of the
commercial area and residential area is consistent with the study concept; however,
the residential portion of the site was classified as medium density in the study. Medium
density in the study contemplates developments of up to 12 units / acre, which fits the
current R-2 and R-3 zoning district regulations. The R-2 and R-3 zones allow
development from 5-14 units / acre, these densities fit both townhouse and apartment
buildings.
The total area requested for R-4 zoning is 7.42 acres. The applicant is proposing
to develop 100 apartment units on the southeastern portion of the site. The
northern portion of the residential area is proposed as stormwater ponding (see draft site
plan). If the stormwater ponding area is developed as proposed, the density of the
residential area is approximately 14.8 units / acre, which is near the R-3 maximum of 14
units / acre. If the stormwater ponding area is not included in the residential site, the
density of the proposed building increases to approximately 25 units / acre.
If the residential development is consistent with the proposal, staff believes that
development at allowed densities by the R-3 zone is acceptable and a residential building
would buffer the existing residential development from the commercial development and
the interchange. Based on feedback received from the West End Study, staff believes that
the potential for 207 units in this area is not appropriate for this area if the property were
to be zoned R-4.

The commercial portion of the site is adjacent to an interchange in an area that is expected
to grow by up to 2,300 residential units. Based on census estimates of 2.7 persons /
household, the total West End study area equates to approximately 3,750 - 6,200 people
depending on final development density. The area southwest of the interchange is
proposed to have commercial development as part of the study, which is similar to the
other highway interchanges in the community.
Review Comments Received:
Other city departments and outside agencies have reviewed this request and provided
comments. Their memos are attached. Comments from MnDOT, the Engineering
Department, and the Finance Department commented that there are two pending
assessments on the property. Development of the site will require the payment of the
assessments.
Considerations:
The City Council may grant a zoning ordinance amendment when it finds that one or more
of the following criteria exists:
1. The original zoning ordinance is in error.
2. Significant changes in goals in community goals and policies have taken place.
3. Significant changes in city-wide or neighborhood development patterns have occurred.
4. The comprehensive plan requires another provision.
Staff believes revising the zoning for this property meets more than one of the criteria. As
part of the West End Study review, planning staff, the city's consultant, and the City
Council all found that additional commercial areas are needed in this area and that citywide goals have changed since the last comprehensive plan. This parcel was selected as a
site for additional commercial development even though it is currently guided for medium
density residential development. The residential portion of this property was also
considered as a site suitable for R-3 development.
Public Hearing notices were mailed to all property owners within 350' of the entire site.
Planning staff were contacted by one resident that believed this site may not be a good
location for a grocery store, as a previous store in Town Square mall had closed years
ago. A neighborhood meeting is scheduled for June 2nd from 6:30 to 8:00 p.m. at the the
Police Station. Feedback received at the neighborhood meeting was not available at the
time of drafting this report, but will be available at the June 9th Planning
Commission meeting.
Staff Recommendation:
Staff recommends that the Planning Commission give a positive recommendation to the

City Council of the re-guiding and rezoning of the property, subject to the following
conditions:
1. The residential portion of the site be zoned R-3, multiple family residential instead of
R-4, high density residential.
2. The applicant comply with MnDOT policies and conditions in the attached memo
dated May 25, 2016.
3. This development will be subject to future review by means of a preliminary and
final plat, and a Planned Unit Development.
4. Access to the grocery store from Harvest Lane shall not be through the medical
office parking area. The access should connect to the northern main driveway of the
grocery store.
5. The applicant shall comply with the Engineering Department memo dated May 20,
2016, which includes planning for an 8' bituminous trail along the east side of Adams
Street and the preparation of a traffic impact study.
6. The applicant shall plan for a pedestrian connection between the residential
development and the grocery store, as well as providing a pedestrian connection to
the convenience store.
7. Significant landscaping will be required as a buffer between existing residential uses
and the development of this site.

Attachments
Location Map
Site Aerial Photo
Applicant Narrative
Rezoning Concept
ALTA Survey
Draft Site Plan
Engineering Department Comments
MnDOT Comments
Assessment Report From Finance Dept

PROPERTY SUMMARY
RETAIL DEVELOPMENT
TOTAL PROPERTY AREA

23.84 ACRES
ZONING SUMMARY
R3: MULTI FAMILY
RESIDENTIAL

EXISTING ZONING

B1: HIGHWAY BUSINESS

PARKING SETBACKS

SIDE/REAR = 5'
ROAD = 15'

BUILDING SETBACKS

FRONT = 30'
SIDE = 20'
REAR = 30'

BOX CULVERT

YARD SETBACK

AREAS

OUTLOT C
STORMWATER
AREA

4,341 SF
10,000 SF

MEDICAL OFFICE

517 SPACES @ 5.40/1,000 SF

HY-VEE
C-STORE

23 SPACES @ 5.30 RATIO

MEDICAL OFFICE

72 SPACES @ 7.20 RATIO

RESIDENTIAL

232 SPACES

PROPOSED AREAS

OUTLOT D
STORMWATER
AREA

LOT 1
HY-VEE
95,800 SF

LOT 1

12.00 ACRES

LOT 2

3.10 ACRES

LOT 3

1.41 ACRES

LOT 4

4.60 ACRES

OUTLOT A

0.52 ACRES

OUTLOT B

0.72 ACRES

OUTLOT C

0.37 ACRES

OUTLOT D

0.38 ACRES

HARVEST LANE ROW

0.74 ACRES

TOTAL

23.84 ACRES

60" PERFORATED CMP

LEGEND
PROPOSED HEAVY DUTY ASPHALT
PROPOSED PROPERTY LINE
SETBACK LINE
PROPOSED STORM SEWER PIPE
PROPOSED 60" PERFORATED CMP

PAVEMENT SETBACK
OP

ER

TY

LIN

EMPLOYEE OWNED

PR

LOT 4

NORTH

LOCATION: SHAKOPEE, MN

YARD SETBACK

60" PERFORATED CMP

C-STORE

PROPOSED PARKING

PROPERTY LINE

60" PERFORATED CMP

95,800 SF

CONCEPTUAL
SITE PLAN

LOT 2
C-STORE
4,341 SF

STORMWATER
AREA

TY LINE
PROPER

YARD SETBACK

HY-VEE

PRELIMINARY

OUTLOT A
STORMWATE
R
AREA

OUTLOT B
STORMWATER
AREA

STORMWATE
R
AREA

HARVEST LANE ROW

PAVEMENT SETBACK

LO
ME T 3
D
10, ICAL
000
SF

2015 KIMLEY-HORN AND ASSOCIATES, INC.

2016

YARD SETBACK

SHEET NUMBER

EX-8B

WWW.KIMLEY-HORN.COM

PAVEMENT SETBACK

PHONE: 651-645-4197

BUILDING DATA SUMMARY

2550 UNIVERSITY AVENUE WEST, SUITE 238N, ST. PAUL, MN 55114

PAVEMENT SETBACK

PROPOSED ZONING