Shakopee Planning Commission Regular Meeting - March 7, 2025

The Shakopee Planning Commission held a regular meeting on March 7, 2025, at 7:05 PM at City Hall. The commission addressed several land-use items including a rezoning for a Metropolitan Council sewer venting facility, annexation and zoning of Jackson Township properties, and a preliminary plat for a new subdivision. Key decisions included unanimous approval of the rezoning, continuation of the annexation public hearing, and a recommendation to deny the preliminary plat due to insufficient information.

Consent Calendar

• Minutes from January 2025: Approved with one abstention (Commissioner Robbins, who was not present in January).

Election of Officers for 2025

• Chair: Josh Forsythe re-elected.
• Vice Chair: Commissioner Sandu elected.
• Second Vice Chair: Commissioner Redding elected (after initial nominee Commissioner Robbins was ineligible due to less than one full year of service).

Public Hearings & Testimony

Item 6b – Rezoning 6100 Co Rd 101 E (B-1 to I-2)

• No public testimony was offered. The applicant (Metropolitan Council) described the project: a sewer air venting and treatment system to mitigate pipe corrosion and odors. The system will be partially solar-powered, with no on-site employees.

Item 6c – Annexation, Zoning, and MUSA Amendment (Jackson Township Properties)

• Cheryl Weber (property owner on 125th Street) expressed opposition, stating the 2040 Comprehensive Plan shows her area as green space, annexation would increase taxes without benefits (no new services), and residents do not want to be forced out.
• Mary Zilgy (Melcher family) voiced concerns about environmental impact on wildlife (deer, fox, owls, turkeys, coyotes) and fear that utility lines through their property would harm the wooded area. She asked that her elderly parents be allowed to remain.
• Frank Weber (husband of Cheryl) stated he was told property taxes would increase 250% with no new services, and questioned why the city cannot leave their properties as an island like other unannexed parcels.
• Commissioners asked staff about tax impact estimates and alternative utility routes; staff indicated those details would be provided at the continued hearing.

Item 6d – Preliminary Plat of Richland Court

• Brian Mont (adjacent property owner) criticized the neighborhood meeting held on New Year’s Eve at 7:00 PM, stating it was poorly attended and rushed. He argued that 10 homes are too dense for the area (previous approval was for 6 lots), and expressed concerns about drainage impacts on his yard and downstream properties.
• Mark Boldwin stated the proposed homes (15 feet apart, $500,000-$600,000) do not fit the neighborhood character of larger luxury homes and raised traffic concerns.
• Cindy Mont said she had fought earlier proposals and believed the property was limited to 5 or 6 lots. She argued the developer bought the property knowing the previous density limits and should not now request more.
• John Green asked for clarification on how a 6-lot approval was possible in 2012 under the same zoning, suggesting missing information.
• Applicant Matt Loger acknowledged the neighborhood meeting was poorly timed but said he was trying to meet city timelines. He stated he would consider building fewer homes.

Discussion Items

Item 6b – Rezoning to Heavy Industry (I-2)

• Staff explained the 5.86-acre site at 6100 County Road 101 E is currently zoned Highway Business (B-1) but guided by the 2040 Comprehensive Plan for industrial use. The rezoning brings it into compliance. The Metropolitan Council plans to install a sewer air venting and treatment system, with structures up to 20 feet tall. No variances are anticipated. The commission asked why I-2 was needed when utility uses are permitted in B-1; staff cited comprehensive plan consistency and site constraints (shoreland overlay, utility corridors). All commissioners expressed satisfaction after applicant clarified the project’s purpose.

Item 6c – Annexation and Zoning

• Staff presented the proposal to annex 11 parcels (61 acres) north of County State Aid Highway 78, zone them Agricultural Preservation (AP), and amend the Metropolitan Urban Service Area (MUSA) to allow development. The annexation is the final step in Area A of the 2002/2018 Orderly Annexation Agreement with Jackson Township. The public hearing was opened but not closed; the commission voted unanimously to continue it to April 3, 2025, to allow more time for information gathering and resident input.

Item 6d – Richland Court Preliminary Plat

• The proposal is for 10 single-family lots on 4.38 acres (net density 3.62 acres after excluding stormwater and wetland outlots, meeting the R1B requirement of 3–5 units per net acre). Staff noted the site has a long history: rezoned to R1B in 2006, a 6-lot preliminary plat approved in 2012 (not finalized), and numerous extensions. The current applicant seeks 10 lots to cover road improvements and Scott County access requirements. Commissioners debated the conflict between the zoning (which allows 10 lots) and neighborhood character. Several commissioners expressed discomfort with the rushed neighborhood meeting and insufficient information about why 6 lots were previously acceptable. After discussion, the commission voted 6-0 to recommend denial of Resolution R2025-003 to the City Council, citing insufficient information to make an informed decision. Commissioner Robbins noted they were not acting vindictively but needed more data on density reduction options and Metropolitan Council flexibility.

Key Outcomes

• Consent Agenda: Approved (January 2025 minutes).
• Elections: Chair – Josh Forsythe; Vice Chair – Commissioner Sandu; Second Vice Chair – Commissioner Redding.
• Rezoning (Item 6b): Motion to approve ordinance 02025-007 (rezone 6100 Co Rd 101 E from B-1 to I-2) passed 6-0. Forwarded to City Council for March 18, 2025 meeting.
• Annexation (Item 6c): Public hearing opened and continued to April 3, 2025 Planning Commission meeting. No action on merits.
• Preliminary Plat (Item 6d): Motion to recommend denial of Resolution R2025-003 (Richland Court preliminary plat) passed 6-0. Forwarded to City Council with the recommendation. The commission cited insufficient information, particularly regarding density alternatives and legal implications.
• Adjournment: Meeting adjourned at approximately 9:30 PM, with next regular meeting scheduled for April 3, 2025 at 7:00 PM.

Note: The agenda and transcript indicate the meeting occurred on March 6, 2025, but the user instruction specified the date as March 7, 2025. This summary uses the provided date per instruction.