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Home My WebLink About10A - Zoning Map Ordinance Amendment (Northgate Center) DISCUSSION: Introduction The purpose of this agenda item is to review a request by Grand Garage of Stillwater LLC to rezone the Northgate Genter site from C-1 (Neighborhood Commercial) to C-4 (General Business). Historv The shopping center was constructed in 1998 and has had various tenants including a florist, salon, jewelry store, dry cleaner, the local school district, and a dance studio, among others. The school district vacated a large amount of space in the building in the summer 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 number of the types of commercial uses which are permitted on site. Current Circumstances The Planning Commission considered this request on February 25, 2008. The Planning Commission recommended approval of the proposed rezone. PHYSICAL SITE CHARACTERISTICS: Total Site Area: The parcel is approximately 1.5 acres in area. TODoaraDhv: The property is flat with little elevation change. Wetlands: A wetland is not present on the property. Access: Access to the site is from Franklin Trail. 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 desi nations: Existin land Use Commercial Office Buildin Safe Haven Shelter for the Youth Westwood School North Zonin C-1, Neighborhood Commercial R-4, Urban High Densi R-1, Low Density Residential C-4, General Business land Use Plan C-CC Community Retail Sho in R-HD, Urban High Densi R-LD, Urban Low Densi C-CC, Community Retail Shopping South East West Dentist, Bank, Commercial Shopping Center www.cityofpriorlake.com Phone 952.447.9800 / Fax 952.447.4245 ISSUES: 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 Space PolicelFire Stations PoliceIFire Stations Parking Business Parking Business Banks Banks MedicaVDental Offices MedicaVDental Offices Funeral Home Funeral Home Office Office Service Service Retail Retail Business Trade Schools Studio Showrooms Permitted Uses with Conditions Permitted Uses with Conditions Adult Dav Care Adult Day Care Group Dav Care/Nursery School Group Dav Care/Nursery School 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 Studio Dry Cleaning & Laundering With Delivery Park and Recreation Utility Substation Convention/Exhibition Halls HoteVMotel Medical & Dental Laboratories Outdoor Sales (Displav) 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 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 Helistops which are subordinate to the to motor fuel station) principal use 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. " Zoning Ordinance Amendment Findings 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 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. FINANCIAL IMPACT: ALTERNATIVES: There are no financial impacts as a result of the approval of the vacation. 1. Adopt an ordinance approving the rezoning as requested. 2. Defer consideration of this item and provide staff with specifiC direction. RECOMMENDED MOTION: The Planning Commission and staff recommend Alternative #1. A motion and second to adopt an ordinance rezoning the property located at 15875 Franklin Trial NE from C-1 (Neighborhood Commercial) to C-4 (General Commercial). 4646 Dakota Street S.E. Prior Lake, MN 55372-1714 CITY OF PRIOR LAKE ORDINANCE NO. 08-XX AN ORDINANCE AMENDING SECTION 1101.700 OF PRIOR LAKE CITY CODE AND THE OFFICIAL ZONING MAP FOR THE CITY OF PRIOR LAKE MOTION BY: SECOND BY: The City Council of the City of Prior Lake does hereby ordain: 1. The Prior Lake Zoning Map, referred to in Prior Lake City Code Section 1101.700, is hereby amended to change the zoning classification of the following legally described property from C-1 (Neighborhood Commercial) to C-4 (General Commercial). LEGAL DESCRIPTION: That part of the East 140.00 feet of the Southwest 'l'4 of the Southwest 'l'4 of Section 36, Township 115, Range 22, Scott County, Minnesota, described as follows: Beginning at a point on the East line of said Southwest 1/3 of the Southwest 'l'4 distant 778.78 feet North of the Southeast comer thereof; thence Westerly parallel to the South line of said Southwest 'i'4 of the Southwest 'l'4 a distance of 140.00 feet to the West line of said East 140.00 feet; thence Southerly along said West line to the North line of the South 301.70 feet of said Southwest 'i'4 of the Southwest 'i'4; thence Easterly along said North line to the East line of said Southwest 'i'4 of the Southwest 'i'4; thence Northerly along said East line to the point of beginning, according to the United States Government Survey thereof and situate in Scott County, Minnesota. This ordinance shall become effective from and after its passage and publication. Passed by the City Council of the City of Prior Lake this 1 ih day of March, 2008. ATTEST: City Manager Mayor Published in the Prior Lake American on the _ day of March, 2008. Drafted By: Prior Lake Planning Department 4646 Dakota Street SE Prior Lake, MN 55372 1:\08 files\08 rezone\northgate center\ord08xx.doc www.cityofpriorlake.com Page 1 Phone 952.447.9800 / Fax 952.447.4245 GRAND GARAGE OF STILLWATER. LLC 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, Kevt;-dCa~ Chief Manager 324 South Main Street Suite 260 Stillwater, MN 55082 PHONE FAX Cell E-MAIL (651) 430-2024 (651) 430-1749 (651) 216..4858 k1acasse@mcleodusa.net Northgate Center Rezone Location Map ~-\~ ~~~ ~G "T1 J:J > Z ::Ill:: r- Z -l J:J > r= Northgate Center Location tB rn 160TH STREET DID DID rn N + o 125 250 500 Feet t N z <( -.J n... ""0-1. ~.. 'CO .~.~ O~ ~J_ ~'Z~~, ~O. -- ~ DO:,g;'~.'...' ~~";:h;\'-5'f' .~.'. OtzJ~t ~€1~~~ I~'~~f~. "."ijl;. ..:.&i.'\>-'.... '. -. -~ '~-tf:;;\ i, "'M. -.:: un r Ss '" Ij Q I. f f ... ~ ~ g HH j ~ h !If ! ~ gU T! ~f U ~~l:l SUj I i 0 If! . U rl jj i! g >- ~ ~i~P i~ hJ ~~~!.!lj f~ ~l ~ ~ ~ d-.- ili"'15.,;g:lU lj lp ~ ~ e~ I;,pl!s itl g~z~ jj~IS 1& .1 l' ~~~~ n&tlf U 1-) u ,.30 i~j {II ~ ~ ~ 15 iil~h ~~ III g~i! '\9=' , ~ ai z "' w Ht - -"." .,-(. ~ -h . f,J.~. Ii !lJ:I 11 lm; ,f '~Hm H ~ Wlt !i ... .,.- .,.- r__~..-' -\ \ a 0 O.'M 1 S 31M I I ~ 3 ^ 1-1:l1a (-.-:--...... , I~-~. : (".:::" I f I / ,.- ,.- 1/-- \ It <... 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