Recommend City Council approval of the preliminary and final plat, with conditions.

Forward a positive recommendation to the City Council of the proposed preliminary and final plat, subject to conditions.

Proposed Preliminary and Final Plat of Valley View Business Park 3rd Addition

Site Information:

Current Site Address: 2700 4th Avenue East

Owner: Scannell Properties #166, LLC

PID: 27-444002-0

Acreage: 18.1 acres

Zoning: Light Industry, I-1

Comp. Plan: Industrial

Proposed Lots: 2 (Lot 1: 10.2 acres, Lot 2: 7.9 acres)

Tom McCary, representing Scannell Properties has applied for the preliminary and final plat of Valley View Business Park 3rd Addition. The site is located southeast of the intersection of Shenandoah Drive and 4th Avenue East. The original preliminary plat of the 40-acre development was approved by the City Council on July 16, 2013. The first two additions created lots for CommScope and Elander Mechanical. This proposed plat is for the remaining 18.1 acres.

The request involves a revised preliminary plat instead of a final plat because the lot configuration differs from the original preliminary plat. At this time there are no known users for either lot.

Access Discussion:

As proposed, both lots have access to 4th Avenue and Shenandoah Drive via existing shared driveways. The applicant is proposing two accesses to Lot 1 from Barenscheer Boulevard, which is currently a private street owned by Canterbury Park. The western access to Barenscheer Blvd provides access to Lot 2. 

Proposed concepts for Canterbury Commons contemplate  Barenscheer Blvd as a public roadway. If Barenscheer Blvd does not become a public roadway, the applicant must secure an ingress / egress easement with Canterbury Park. The applicant has met with Canterbury Park and Canterbury Park is willing to agree to this requirement. If Barenscheer Blvd is to become public, staff recommends adjusting the lot lines to remove the "flagpole" of Lot 1 that connects to 4th Avenue.

For pedestrian access, the developer installed trail along the east side of Shenandoah Drive and sidewalk along the south side of 4th Avenue. Staff is recommending that the applicant provide a cash escrow for the installation of a segment of sidewalk to connect the building on Lot 1 to a future sidewalk along Barenscheer Blvd. Recent improvements in the area included the completion of a trail on the north side of 4th Avenue between Shenandoah Drive and County Road 83.

The applicant originally planned on a driveway access to 4th Avenue via the 33' wide strip in the northeaster part of  Lot 2. In order to accomplish that access, the adjacent property owner's driveway would need to be combined with this access. The developer was unable to reach an agreement with the adjacent owner to reconfigure the driveway and revised the plans to not include that access. Staff finds there is adequate access to both lots without a secondary access to 4th Avenue.

Site Design Discussion:

The proposed design involves a shared truck court for Lots 1 and 2, which is common in Industrial Developments. Park 2000 on 12th Avenue East utilizes this type of design. Staff is requiring a maintenance and ingress / egress easement for this area.

Due to grades on the site, retaining walls will be utilized in a couple areas. The east side of the site includes a wall that reaches approximately 13' in height. Safety fencing will be required on top of the wall.

Lot 1 has a proposed "proof of parking" area west of the proposed parking. Staff is recommending that this parking area be connected to the shared driveway to the north to allow vehicle access to Shenandoah Drive or Barenscheer Blvd. The proposed parking stalls are 9' x 20', which is larger than the city minimum size of 9' x 18'. Staff recommends reducing the stall size to reduce the amount of impervious surfaces on the site.

Stormwater / Utilities Discussion:

Stormwater run off from this site will be handled by the pond on Lot 1, which was constructed with the first addition. The engineering department recommends that the Stormwater Management Plan be reviewed and approved prior to development.

Shakopee Public Utilities has reviewed this project and recommends approval of the development subject to complying with SPUC design / installation policies and payment of fees.

Natural Resources Discussion:

This site was originally part of a tree farm. At the time of the original preliminary plat a tree replacement calculation of 585 replacement shrubs and trees was based on agreement between the developer and Natural Resources Staff since it was not a natural woodland. The proposed landscape plan involves 696 trees. This plan complies with the replacement agreement and also the anticipated development of the two buildings. The developer is proposing a large amount of Evergreen plantings along Barenscheer Blvd and around the pond adjacent to 4th Avenue. Staff recommends approval of the proposed landscape plan. Plantings are not permitted in easements containing utilities, or within 6' of pavement, and soil compaction must not exceed City Code requirements.

Parks and Recreation:

The proposed development does not include dedicated park land, staff recommends a cash contribution to the Park Asset Fund according the current fee schedule when the plat is recorded.

Draft Conditions of Approval:

Staff recommends approval of the proposed preliminary and final plat, subject to the following conditions:

Conditions to be met prior to recording of Final Plat:

1. Park dedication fees are due based on the current city feed schedule at the time of recording of the final plat.  The current fee for 2018 is $9,500 / acre.
2. A cash escrow must be provided in an amount based on an approved contractor’s bid for a segment of sidewalk to connect the building on Lot 1 to a future sidewalk / trail along Barenscheer Blvd.
3. If Barenscheer Blvd is to be a public street (decision is scheduled for March 6), Lot 1 should be re-configured to remove the street frontage on 4^th Avenue.
4. A maintenance agreement  / ingress, egress easement will be required for the truck court area that crosses lot lines.
5. The applicant must submit a detailed lot area drawing showing the total plat area, the total area encompassing high water levels of wetlands/storm water basins and the total area of lots.
6. The applicant must obtain, at a minimum, conditional approval of the Storm Water Management Plan for the proposed development.

7. Provide electronic files (AutoCAD and Portable Document Format – PDF) of the Final Plat to be recorded with datum on the Scott County coordinate system.

8. Since this is a revised preliminary plat and Scott County requires the plat name to be changed, the name must be changed to an appropriate name.  

9. Easements must be shown on the final plat as approved by the City Engineer. They include, but are not limited to, the following:    

• Provide drainage and utility easement encompassing the 100-year HWL for the storm pond.
• An eleven (11) foot drainage and utility easement is shown along the west side of the ingress and egress easement area. This should be changed to ten (10) feet.

• Provide all other easements required per City of Shakopee Design Criteria.

Conditions to be met prior to approval of a grading permit, utility plan, or building permit:

1. Maximum impervious surface on each lot is 75%
2. Landscaping on the site shall be at least the amount of the quantities and match the species diversity proposed on the table on the approved landscape plan.
3. Plantings must comply with notes on plan regarding no plantings in easements containing utilities and also a 6’ setback from pavement for trees / shrubs
4. Planting areas shall meet City requirements for maximum compaction of 80% standard proctor, or 200 PSI.
5. Landscape islands and all planting areas shall meet City soil volume requirements for trees set forth in City Code.
6. Spacing / staggering of evergreens along Barenscheer Blvd shall be increased to the maximum possible for this quantity.  
7. Payment of the Trunk Storm Water Charge must be made, as required by the most current City of Shakopee Fee Schedule
8. The applicant must obtain final approval of a Storm Water Management Plan for the proposed development.
9. The applicant must obtain a NPDES construction site permit prior to any land disturbing activities. A copy of the coverage card and letter must be provided to the city.
10. The applicant must 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 bringing the site to the proposed finished grade with materials deemed acceptable by the City of Shakopee engineering department, 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.
11. As noted on the plans, Barenscheer Boulevard is currently a private road. The applicant shall provide the city a copy of a cross-access easement for the proposed driveways onto Barenscheer Boulevard.
12. The Ingress and Egress easement in the northeast portion of the property is not wide enough to accommodate the proposed driveway design and required setbacks. Any proposed access driveways must meet the minimum setback requirements.
13. The applicant must provide the city a copy of the easement to perform grading on the adjacent property to the east. The city does not authorize any grading on adjacent property until an easement has been submitted.
14. The applicant must comply with Shakopee Public Utilities policies and pay all necessary fees.
15. The applicant must enter into a Utility Facilities Easement Agreement with the City of Shakopee. A copy of the agreement can be obtained from the Public Works Department.
16. The applicant must enter into a Construction Management Agreement with the City of Shakopee. A copy of the agreement can be obtained from the Public Works Department.

17. Approval of the Preliminary and Final Plat requests does not constitute approval of the submitted plans.

18. Fencing must be placed on top of retaining walls in accordance with the building code.

Following Recording of the Plat and Issuance of a Grading / Building permit, the following conditions apply:

1. If a sidewalk / trail easement is necessary for a future trail / sidewalk along Barenscheer Blvd, a current or future property owner shall dedicate the necessary easement at no cost to the City.
2. The proof of parking area on Lot 1 must connect to the private driveway to Shenandoah Drive, if and when the parking area is needed.
3. If / when proof of parking area is needed, sidewalks / ped ramps are required to cross the landscape island and currently proposed drive aisle.
4. Parking stall size should be reduced to 9’ x 18’ to reduce the amount of impervious surfaces.