Professional Documents
Culture Documents
TO:
FROM:
DATE:
06/09/2016
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
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
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
HY-VEE
C-STORE
MEDICAL OFFICE
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
0.74 ACRES
TOTAL
23.84 ACRES
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
C-STORE
PROPOSED PARKING
PROPERTY LINE
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
PAVEMENT SETBACK
LO
ME T 3
D
10, ICAL
000
SF
YARD SETBACK
SHEET NUMBER
EX-8B
WWW.KIMLEY-HORN.COM
PAVEMENT SETBACK
PHONE: 651-645-4197
PAVEMENT SETBACK
PROPOSED ZONING