Shakopee Gravel, Inc. has been an active gravel operation since 1996, located West of CSAH 83/Mystic Lake Dr., & south of CSAH 16/17th Avenue. This operation was granted a Conditional Use Permit/Land Rehabilitation Permit and has had an annual review of this permit for approx. 18 years. At this time, this operation is close to completing its mining operations and has turned the focus towards future development opportunities. Included in the packet of information are several years of annual earthwork plans which highlight the extent of mining and progress towards completion of the mining operation. Also included are previous concept plans that have been shared with the Planning Commission and City Council.

Stantec Consulting Inc., on behalf of Shakopee Gravel, Inc., has submitted plans for a mixed use Planned Unit Development of approximately 130 acres. The northeast 40 acres is proposed as commercial/industrial mixed use, and the northwest 20-25 acres proposed as townhouses, with the balance of the property proposed as single-family residential lots. The PUD District’s purpose & intent include the following: 1) create a development pattern consistent with the City’s comprehensive plan; 2) promote a creative & efficient approach to land use; 3) provide for variations to the strict application of land use regulations in order to improve site design elements that exceed city standards to offset the effect of any variations; 4) ensure high quality design; 5) allow for a mix of land uses; 6) and encourage a variety of housing types; & 7) ensure appropriate transitions between differing land uses.

As part of the PUD submittal process, a Concept Review is required by the Planning Commission and City Council prior to submittal of a formal PUD application. The applicant is seeking support/direction from staff, Planning Commission and City Council before they submit detailed development plans as part of their PUD/Plat submittal.

The entire development is presently zoned Agricultural Preservation (AG) Zone. The northerly 80 acres is guided Mixed Use Center, which is characterized as primarily commercial (retail, dining, services) and office, with secondary uses including multi-family residential. The southerly 50 acres is guided Suburban Residential, which is characterized primarily as single family residential with densities of 3 to 6 units/acre.

As currently proposed, the project is not consistent with the 2040 comprehensive plan. For the project to align with the City’s guiding plan, the northeasterly section (approx. 40 acres) will need to be reguided Mixed Employment Center, the northwesterly townhouse section would need to be reguided Mixed Residential (6-30 dwellings/acre), and the southerly 15-20 acres of the north 80 acres would need to be reguided Suburban Residential. The southerly 50 acres

are already guided as Suburban Residential. This comprehensive plan amendment application could be processed concurrently with the PUD rezoning and Plat applications.

The applicant has provided a significant amount of information for the Commission’s consideration, including a conceptual site plan that identifies the proposed uses, street network, and potential ponding/green space; and narratives of the proposed uses for this site & images of the proposed structures. They also propose a mix of uses within this development, residential lots with narrower frontages (55 feet, where 60 feet width is the minimum requirement) for approx. ½ of the single-family lots; and townhouses that would front on private drives rather than public streets.

As part of a PUD, the applicant is required to exceed normal design standards for lot layouts, streets and building designs. The houses would have to exceed any current design standards, which require a variety of house styles and not garage dominant designs. Planning staff have analyzed their conceptual plan, and have provided the following comments:
• New streets in the northwest corner should be connected to the existing street network (Philipp Ave.).
• Refigure lots in the west central area, or revise as a trail corridor, including incorporating a trail connection to the west.
• Refigure lots to incorporate the very southwest portion of the property and eliminate open space behind proposed lots (these areas should be incorporated into the adjacent lots - this should be done throughout the development).
• Realign the road network in the southeast area into a 90-degree grid system.
• Incorporate a trail network system throughout the development.
• Rotate the proposed office/industrial buildings 90 degrees so that the long sides of the building face are parallel with CSAH 83/Mystic Lake Drive.
• Remove the southwesterly access into the commercial area and relocate to the south in conjunction with the new building’s alignment. Extensive landscaping should be incorporated to screen the truck court area. The northwesterly access into the commercial area should serve both the commercial building at the northeast corner and the office/industrial buildings.
• Move the northerly commercial building into the northeast corner and consider using a L-shape design.
• The proposed northerly access onto CSAH 83 would not be allowed per Scott County’s access regulations. The southerly access would remain a full access.

Additional Engineering and Planning staff comments at this time are as follows:
• A storm water management plan shall be provided and approved as part of this development.
• The developer shall provide at least 15% of the project area as open space, illustrated in a plan identifying the use and/or function of the open space area or areas. Open space is to be a landscaped area or areas available for the common use of and is accessible by all residents or occupants of the buildings within the planned development, calculated on a net basis which excludes private yards, private streets, public rights-of-way, or any areas within an easement. Dedicated parkland shall not be used in calculating open space for a development.

The Fire Marshall provided the following comments:
• Provide information on street widths.
• Provide plans with fire apparatus turning radius information.
• Cul-de-Sac in townhomes should connect to existing Philipp Ave.
• North office building appears to have a significant amount of parking, is this a special use?
• Circular road in 55'x125' lots should have north "T" eliminated with road straightened, and the southeast intersection set for 90 degrees.
• Parking at both large warehouse style buildings exceeds 150-feet in length, provide apparatus turn-around.
• Provide watermain plans for review.

Shakopee Public Utilities provided the following comments:
• Subject property straddles two pressure zones for Shakopee Public Utilities water distribution system. The Normal Elevation Service Zone (NES) serves customers in an area of Shakopee that is generally below elevation 825. The first High Elevation Service Zone (HES) serves customers in an area of Shakopee that is generally between elevation 825 and 915. Depending on the final elevation of the gravel pit property development, the property may be served in one or both the NES and HES. A proposed elevation/grading plan shall be submitted to Shakopee Public Utilities to properly plan the required water main extensions to serve the development, and any further requirements as may be necessary.
• A NES zone 12-inch trunk watermain extension along (or parallel to) 17th Ave/CR 16 is anticipated to serve and benefit properties on both sides of 17th Ave.
• A first HES zone 12-inch trunk watermain extension along (or parallel to) Thrush Ave is anticipated to serve and benefit properties on both sides of Thrush Ave.

As part of the review/approval of the planned unit development application, the City Council shall base its decision to grant or deny an application for a planned unit development upon the following factors, and shall adopt findings relative to these criteria.
1. Is the proposed development consistent in all respects with the comprehensive plan and with this section;
2. Is the proposed development, including deviations from design standards compatible with surrounding land uses;
3. Does the proposed development provide adequate open space, circulation, pedestrian orientation, parking, recreation, screening, and landscaping;
4. If the primary function of the PUD is to encourage development which will preserve and enhance the 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. In evaluating each individual proposal, the recognition of this objective will be a basic consideration in granting approval or denial;
5. Whether there exists an overall compatibility of land uses and overall appearance and compatibility of individual buildings to other site elements or to surrounding development: however, the architectural style of buildings shall not solely be a basis for denial or approval of a plan; and/or
6. Whether the proposed PUD plan would afford a greater general public benefit than would be realized under the underlying zoning district and/or general zoning provisions.