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 is not public at the time of recording of the plat, 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.

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 a shared truck court. 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.

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 Reserve Fund according the current fee schedule when the plat is recorded.