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Home My WebLink About5A ZO Map Amend - Northgate 4646 Dakota Street S.E. Prior Lake, MN 55372-1714 PLANNING REPORT '" ., .~ AGENDA ITEM: SUBJEtT: PREPARED BY: PUBLI.C tlEARING: CASE FILE: DATE: 5A CONSIDER AN AMENDMENT TO THE ZONING MAP FOR PROPERTY LOCATED AT 15875 FRANKLIN TRAIL NE JEFF MATZKE, PLANNER _X_ YES NO-N/A 08-:105 FEBRUARY 25, 2008 INTRODUCTION: Grand Garage of Stillwa~er LLC is req~esting a Zoning Map Amendment to change the use district fromC,-1 (N~!ghborhood Commercial) to C-4 (General Commercial) on property located .at15875 Franklin Trail NE The property is designated C-CC (Community Ret,ail Shopping) on the 2030 Comprehensive Land Use Plan Map. BACKGROUND: The shop'ping center was constructed in' 1998 an9. has had various tenants including a florist, salon, jewelry store, dry cleaner, the local school district, and a dance studio, among others. The scho.oJ. dJ~trict vacated a large amount of space in the buiJping in the sU,mmer of 2006 and since then the current owner has had difficulties of securing other tenants. The applicant therefore requests a rezone to allow for an increased humber ofthe types'of commercial uses which are permitted on site. PHYSICAL SITE CHARACTERISTICS: Total Site Area: The parcel is approximately 1.5 acres in area. TOPoQraphv: The property is flat with little elevation change. Vegetation: Th.e site con~ains minimal vegetation. Wetlands: A wetland is not present on the property. Access: Access to the site is from Franklin Trail. 1:\08 files\08 rezone\northgate center\pc report. doc Page 1 www.cityofpriorlake.com Phone 952.447.9800 / Fax 952.447.4245 Utilities: Sewer and water services are currently available to the site and are not anticipated to change. Adiacent Existina Uses. Zonina. and Land Use Plan desianations: The following table details adjacent uses, zoning, and comprehensive plan designations: Existing Land Use Zonina Land Use Plan North Commercial Office C-1, Neighborhood C-CC Community Building Commercial Retail Shopping South Safe Haven Shelter R-4, Urban High R-HD, Urban High for the Youth Density Densitv East Westwood School R-1, Low Density R-LD, Urban Low Residential Density West Dentist, Bank, C-4, General C-CC, Community Commercial Shopping Business Retail Shopping Center ANALYSIS: The applicant proposes to rezone the property from a C-1 to a C-4 Zoning District. The C-4 (General Business) Zoning District permits all of the uses in which the C-1 (Neighborhood Commercial) Zoning District permit as well as some additional uses. The table below displays the various uses which are allowed under the C-1 and C-4 Zoning Districts. C-l NEIGHBORHOOD COMMERCIAL C-4 GENERAL COMMERCIAL Permitted Uses Permitted Uses Libraries Libraries Museums Museums Open Space Open Soace PoliceIFire Stations PolicelFire Stations Parking Business Parking Business Banks Banks MedicaL1)entalOffices MedicaL1)ental Offices Funeral Home Funeral Home Office Office Service Service Retail Retail Business Trade Schools Studio Showrooms 1:\08 files\08 rezone\northgate center\pc report. doc Page 2 C-l NEIGHBORHOOD COMMERCIAL C-4 GENERAL COMMERCIAL Permitted Uses with Conditions Permitted Uses with Conditions Adult Day Care Adult Dav Care Group Day Care/Nursery School Group Day Care/Nursery School Park and Recreation Public Service Structures Public Service Structures Animal Handling Animal Handling Appliance, Small Engine & Bicycle Repair Appliance, Small Engine & Bicycle Repair Clubs & Lodges without Liquor License Clubs & Lodges without Liquor License Food Service Food Service In-Vehicle Sales or Service In-Vehicle Sales or Service Restaurants Without Liquor License Restaurants Without Liquor License Dry Cleaning & Laundering With Route Delivery Studio Utility Substation ConventionlExhibition Halls Hotel/Motel Medical & Dental Laboratories Outdoor Sales (Display) Printing Process Facilities Private Entertainment (Indoor) Shopping Center Game Rooms Uses Permitted with CUP Uses Permitted bv CUP Motor Fuel Station Motor Fuel Station Motor Vehicle Sales Motor Vehicle Service & Repair Restaurants With Liquor Clubs & Lodges With Liquor Shopping Centers Over 275,000 Square Feet (Gross Area) Accessorv Uses Accessorv Uses Parking Lots Parking Lots Incidental Repair or Processing Incidental Repair or Processing Food Service Food Service Outdoor Seating & Service Outdoor Seating & Service Motor Vehicle Service & Repair (accessory to Helistops which are subordinate to the principal use motor fuel station) Bar (as accessory to a restaurant, hotel, private entertainment, club, or lodge) The 2030 Comprehensive Plan states; "The C-CC category envisions centers of a larger scale, serving a broader area which may be proximate to residential development, but which, by design and appropriate limitations on the type and intensity of the uses, feature effective transitions to residential areas, vehicular access, and aesthetic harmony." 1:\08 files\08 rezone\northgate center\pc report.doc Page 3 Zonina Ordinance Amendment Findinas Section 1108.600 of the Zoning Ordinance identifies the following policies for amendments to the Official Zoning Map: . The area, as presently zoned, is inconsistent with the policies and goals of the Comprehensive Plan, or the land was originally zoned erroneously due to a technical or administrative error, or . The area for which rezoning is requested has changed or is changing to such a degree that it is in the public interest to rezone so as to encourage redevelopment of the area, or . The permitted uses allowed within the proposed Use District will be appropriate on the subject property and compatible with adjacent properties and the neighborhood. The area for which the rezoning is requested has changed. A number of residential house lots which were once located behind the Northgate Center have now been redeveloped as part of the Westwood School property. Also a number of C-4 District properties exist opposite Franklin Trail from the Northgate Center site. The proposed rezone will be consistent with these uses. In addition, specific businesses have additional regulations which may inhibit these specific uses to be located at the Northgate Center even though they may be allowed by the Zoning Ordinance. For example, a liquor licensed establishment cannot be located in the building since it must be located a minimum 300 feet from a church or school use. CONCLUSION: In conclusion, the applicant is requesting a Zoning Map Amendment to allow the property to be rezoned from C-1 to C-4. The proposed use district is consistent with the 2030 Comprehensive Land Use Plan Map. Based upon the findings set forth in this report, staff recommends approval. ALTERNATIVES: 1. Recommend approval of the Zone Change as proposed. 2. Recommend denial of the request. 3. Other specific action as directed by the Planning Commission RECOMMENDATION: The Planning staff recommends Alternative 1. The Planning staff finds the proposed C-4 district consistent with the Comprehensive Plan. 1:\08 files\08 rezone\northgate center\pc report. doc Page 4 ACTION REQUIRED: This proposal requires the following motion: 1. A motion and second to recommend approval of a Zoning Ordinance Amendment to change the zoning of the subject property from the C-1 to C-4. EXHIBITS: Location/Aerial Map Applicant Narrative Site Plans 1:\08 files\08 rezone\northgate center\pc report.doc Page 5 Northgate Center Rezone Location Map ~+\~ ~~'f ~G tE tE "T'I ::D :J> Z " r- Z -I ::D :J> r= Northgate Center Location 160TH STREET DIJ] [[[]] N rn + o 125 250 500 Feet GRAr.lp Ci~8AGE OFSTJl~WA1:E~.k~C January 30, 2008 Jeff Matzke City of Prior Lake Planner 4646 Dakota Street S. E. Prior Lake, MN 55372 Re: Northgate Center Application for Rezoning Dear Planning Commission, On behalf of the Grand Garage of Stillwater, LLC, I am submitting our application to rezone the Northgate Center (Northgate) located at 1587 Franklin Trail S.E. from the current C-1 zoning to C-4 zoning. Northgate is a multi-tenant retail center, which we purchased in September of 2006, that serves the local community. Since the school district has vacated the building, we have aggressively marketed the space and have secured only one tenant. Unfortunately, we have lost prospective tenants who were interested in moving into the center, but could not because they did not conform to the current C-1 zoning. They would have conformed though under C-4 zoning, which regulates the neighboring commercial property. At this time, we are again dealing with a quality prospective tenant (fitness use) which requires C-4 zoning. Without the requested rezoning, we will lose another opportunity to secure a good tenant to occupy the building and provide services to the community. Based on our experience, we strongly feel that the center will not be successful without the C-4 zoning which surrounds much of this property. From our discussions with staff and others, we understand that C-1 zoning was used when housing was adjacent to commercial property, as was the case here previously. With that in mind, C-1 zoning certainly made sense at the time. Now that the school has expanded and Northgate is not adjacent to any housing, we would respectfully request that the city rezone the property to the neighboring, and more fitting, C-4 zoning. We would then have the ability to attract quality tenants and uses that would be a good fit for the center and the community. Due to our prospective tenants time requirements, we would respectfully request that our application be reviewed by the Planning Commission at their meeting on the 25th of February and then be reviewed for approval by City Council at their meeting on March 17, 2008. I very much appreciate staff's efforts to date to help us through the process, and we commit to continuing to work with the City as this leasing project moves ahead. Please do not hesitate to contact me 651-216-4858 if you have any questions. Sincerely, _1;dea?:.- Chief Manager 324 South Main Street Suite 260 Stillwater, MN. 55()8.2 PHONE FAX Cell E-MAIL (651) 430-2024 (651) 430-1749 (651) 216;4858 k1acasse@mcleodusa.net .ii' , ..;,j! .:......- '" ...l-.,:............ '". -'H.. I I, :S' . o-'iJi -:-0 ,. .' -i t:; ~f oo~. 2g .tCl! '.3 -,. \I) '140 bill -:r. -1!~ ~.~. oS ~11i t~ . ,. Q ~ --- . . .-.. . - ~~ oiO -to; ~ -:r~ 9.-::i" .tan ._ (IS :J..: V') 'rtl~ fO en -0 . ":r ;-to- .~ -= \I) ..-..... .,.~ "'.' 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