HomeMy WebLinkAbout7B - Klingberg and Staber Properties
DISCUSSION:
ISSUES:
I ntrod uction
The purpose of this agenda item is to share a proposed concept for the
Klingberg and Staber Properties with the City Council and provide feedback to
the developer.
Historv
Bradford Development of Mankato has submitted a concept plan for
development of the Klingberg and Staber Property. This site is approximately
3.5 acres (net) in size, and is located along the south face of County Road 21,
East of West Avenue and west of Duluth Avenue. The property is vacant and
largely wooded land. The site is zoned C-3, Specialty Business (Downtown
District), and designated as C-TC, Town Center on the 2030 Comprehensive
Plan Land Use Map. The developer has submitted a concept plan (see
attached concept rendering) for the development of this site which includes a
three-story building with 57 senior housing units. No commercial use is
planned on-site.
The purpose of this item is to permit the developer to present the proposed
development and allow the City Council to voice any particular concerns or
comments. For your reference, the C-3 Zoning District and Senior Care
Overlay District Ordinance have been attached to this report as well as a
senior living market study conducted for the Prior Lake area in June of 2008.
This discussion is for informational purposes only. The Planning Commission
reviewed the current concept plan at their November 24, 2008 meeting. The
Planning Commissioners expressed general support for the overall concept,
but did discuss some concerns related to the following aspects of the concept:
. General traffic counts
. Future access and roadway configurations adjacent to the site
. Viability of future development of the adjacent property to the east.
The developer has submitted a concept plan for the development of this site
with 57 senior housing units. For discussion purposes, the staff has identified
the following issues:
Land Use:
. The developer is requesting the implementation of a Senior Overlay
District on the property. Does the development meet the criteria for the
Senior Care Overlay, particularly the proximity to support facilities
(healthcare, grocery, restaurants)? Why does the development
incorporate residential use only and not commercial uses as well?
Market:
. The submitted Maxfield Market Study was conducted in June of 2008.
What steps has the developer taken to validate the study and its
conclusions in light of continuing changes in the market?
www.cityofpriorlake.com
RICouncil\2008 Agenda Reportsl12 15 08IKlingbeB~~ ~P44I1~ / Fax 952.447.4245
Access / Traffic:
· What modifications to traffic patterns will the development generate for
West Avenue (many fishermen park vehicles in the vicinity during the
summer months)? Is a traffic study necessary?
· With the expansion of County Road 21 additional right-of-way along the
northern boundary of this property will be required as well as right-of-
way along West Avenue for future turn lanes. How could this impact
the development density?
· Access may be difficult for the remaining C-3 property to the east
unless provided through this development. Will an access
agreement/easement be drafted to provide access between the
properties?
Design:
· Grading on the south cannot be greater than 4: 1 slopes or 3: 1 slopes
near wetland or ponding areas. The grades on the south side of the
property appear greater than these requirements. In addition, would
the developer and adjacent property owner to the east consider grading
the hill at the southeast corner of the property?
. The developer is suggesting the use of the Senior Care Overlay District
to allow for possible modifications to the C-3 Zoning Ordinance. In
accordance with the provisions of the Senior Care Overlay District what
modifications to the underlying C-3 Zoning District and/or Elderly
Housing land use is the developer requesting?
. A tree inventory has not been submitted as part of the concept
application. The developer will want to take advantage of preserving
any large significant tree areas.
. What materials does the developer propose for the building exterior?
Wetlands:
· How will the proposed development impact existing wetlands? Once
wetland delineations have been submitted, staff will determine impacts
and necessary modifications.
Stormwater:
. The project will be required to meet all stormwater management rules
in affect at the time of the application submittal. This may include
stormwater rate, volume, and quality.
. Additional ponding may be required near the northwest corner of the
property in the future as part of the expansion of County Road 21.
Other:
. How does the developer propose to screen (landscaping, fencing) the
three-story building from the adjacent residential lots to the south?
. Other senior housing developments have taken several years to fill to
near capacity. What absorption timeline does the developer use for the
sale of the units?
. To what extent does the developer intend to inform the neighborhood of
this project and address any questions or comments?
FINANCIAL
IMPACT:
There is no budget impact as a result of this concept discussion. If the
concept is ultimately approved and developed in the future, the project will
increase the City tax base.
RICouncil\2008 Agenda Reports\12 15 08\Klingberg-Staber Concept cc reportDOC
RECOMMENDED
MOTION:
Rev~ed 1:
Frank~s
No formal action is required at this time. The City Council should provide the
developer with any comments, direction, or concerns about this concept plan.
The City Council's comments are not binding and the developer should not rely
on any statements made by individual Councilors. However, in the absence of
direction, the Council can expect the developer will proceed in general
accordance with what they have proposed. Any future plans must be
processed with the appropriate hearings and public participation.
anager
RICouncil12008 Agenda Reportsl12 15 08lKlingberg-Staber Concept cc reporiDOC
SENIOR HOUSING COMPLEX CONCEPT PLAN
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I; 2008
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June 18, 2008
Mr. William Jaffa
Executive Director
Scott County Community Development Agency
323 Naumkeag Street
Shakopee,~ 55379
RE: Potential Demand for Adult, Independent Senior Housing in Prior Lake, Minnesota
Dear Mr. Jaffa:
As requested, Maxfield Research Inc. has completed a very preliminary assessment of the
potential demand for market rate, adult, independent senior housing (rental) that would be
located on a site in Prior Lake, Minnesota. As we understand, you are considering the potential
development of adult/few services senior housing in the community. Our initial assessment
indicates that the defined Prior Lake Market Area could support 59 units of adult/few services
housing that would be targeted to meet the needs of independent, older adults and seniors.
Because there is additional independent senior housing in many of the communities that
surround Prior Lake, we have limited the draw area for this product, but have allowed that a
higher proportion of seniors with moderate incomes may move to Prior Lake and seek out this
type of housing.
Weare not aware of any pending senior developments in Prior Lake at this time, although new
senior housing has recently opened in the community (Shephard's Path).
Prior Lake enjoys a strong reputation in Scott County as a highly desirable residential location.
We believe that the community will continue to attract a wide variety of residents and that
seniors currently living in Prior Lake will want to remain and that others in the surrounding area
will choose Prior Lake as a residence to take advantage of conveniently located goods and
services and the amenity provided by the Lake.
We defined a Market Area for adult/few services senior housing in Prior Lake that includes the
communities of Prior Lake, Savage, Spring Lake Township and Credit River Township. We
estimate that this Market Area will account for approximately 60% of the potential draw for the
proposed housing product. The remaining 40% of demand will come from outside of this area
from senior households that consider Prior Lake to be a highly desirable community and are
looking for the features and amenities that would be offered by the proposed development. We
have projected that a higher proportion of target households would come from outside of the
defined Market Area because of Prior Lake's current high quality reputation in the market and
high level of desirability in the Twin Cities Metro Area.
615 1 st Avenue NE, #400, Minneapolis, MN 55413
(612) 338-0012 (6]2) 904-7979
www.maxfieldresearch.com
'l
I
Mr. William Jaffa
Scott County CDA
June 18, 2008
Page 2
The 40% of demand from outside of the Market Area includes prospective residents who have
previous ties to the area or parents of adult children currently living in the draw area who would
move there to be closer to their families. We also believe that Prior Lake has a regional appeal
for seniors from other locales who would move to Prior Lake because of its current qualities and
characteristics.
As shown on Table 1, since 2000, the number of households in the Market Area has increased by
just over 35%. Population increased by 35%. Both of these increases are significant and reflect
growth rates for the past eight years that is substantially higher than that of the Twin Cities
Metro Area. Over the next five years, from 2008 to 2013, strong growth is projected to continue
with the overall population forecast to increase by 17% and overall households expected to also
increase by 17%.
A review of senior population and household growth trends reveals that adult households age 55
and over are projected to increase in the Prior Lake Market Area by 2,241 households over the
next five years (2008 to 2013). This is a growth rate of 48.4%. Those age 65 and over are
projected to increase by 979 households or 53.4%. Senior households age 75+ are projected to
increase by 249 households or 44.1 %. The significant growth projected among households age
55 to 64 suggests that a portion of this group may want their aging parents to live in closer
proximity to them, creating an additional segment of the potential demand for senior housing in
Prior Lake. Table 1 presents this information.
Table 2 presents information on the incomes of Market Area older adult and senior households.
As shown, as of 2008, there were an estimated 3,646 households age 55 and over that are
estimated to have annual household incomes of at least $35,000 and would be age and income-
qualified for the proposed development. Another 313 households age 55 and over that own their
own homes but currently earn between $25,000 and $35,000 would also be potential candidates
for the proposed housing if they sold their homes and invested a portion of the proceeds toward
funding the cost of alternative housing. Household homeownership rates from the 2000 Census
were applied by age group. These proportions were 77% of householders age 75+, 90% of
householders age 65 to 74 and 94% of householders age 55 to 64. These proportions are applied
to the moderate income household base, those that earn between $25,000 and $35,000 per year.
MAXFIELD RESEARCH INC.
Mr. William Jaffa
Scott County CDA
June 18, 2008
Page 3
TABLE 2
OLDER ADULT (55+) INCOME DISTRIBUTION
PRIOR LAKE MARKET AREA
2008 & 2013
200S
55-64 65-74 75+ Total 65+
No. Pet. No. Pet. No. Pet. No. Pet.
Under $15,000 126 4.5 102 8.0 129 22.8 231 12.6
$15,000-$24,999 65 2.3 131 10.3 116 20.5 247 13.5
$25,000-$34,999 61 2.2 122 9.6 130 23.0 252 13.7
$3.5,000-$49,999 223 8.0 194 1.5.3 101 17.9 29.5 16.1
$50,000-$74,999 410 14.7 275 21.7 34 6.0 309 16.8
$7.5,000-$99,999 606 21.7 170 13.4 37 6.5 207 11.3
$100,000 or more 1,303 46.6 275 21.7 18 3.2 293 16.0
I
Total 2,794 100.0 1,269 100.0 .565 100.0 1,834 100.0
$3.5,000+ 2,542 91.0 914 72.0 190 33.6 1,104 60.2
Median Income $96,121 $57,772 $27,884 $44,508
2013
55-64 65-74 75+ Total 65+
No. Pet. No. Pet. No. Pet. No. Pet.
Under $15,000 151 3.7 144 7.2 140 17.2 284 10.1
$1.5,000-$24,999 83 2.0 137 6.9 157 19.3 294 10.5
$25,000-$34,999 96 2.4 167 8.4 155 19.0 322 11.4
$35,000-$49,999 194 4.8 334 16.7 1.56 19.2 490 17.4
$50,000-$74,999 530 13.1 425 21.3 99 12.2 524 18.6
$75,000-$99,999 722 17.8 255 12.8 48 5.9 303 10.8
$100,000 or more 2,280 56.2 537 26.9 .59 7.2 596 21.2
- -
Total 4,056 100.0 1,999 100.0 814 100.0 2,813 100.0
$40,000+ 3,662 90.3 1,441 72.1 311 38.1 1,751 62.3
Median Income $108,724 $62,794 $32,096 $50,787
Change 200S-2013
55-64 65-74 75+ Total 65+
No. Pet. No. Pet. No. Pet. No. Pet.
Under $15,000 25 19.8 42 41.2 11 8.5 53 22.9
$15,000-$24,999 18 27.7 6 4.6 41 35.3 47 19.0
$25,000-$34,999 35 57.4 45 36.9 25 19.2 70 27.8
$35,000-$49,999 -29 -13.0 140 72.2 55 54.5 195 66.1
$50,000-$74,999 120 29.3 150 54.5 65 191.2 215 69.6
$7.5,000-$99,999 116 19.1 85 50.0 II 29.7 96 46.4
$100,000 or more 977 75.0 262 95.3 41 227.8 303 103.4
I
Total 1,262 45.2 730 57.5 249 44.1 979 .53.4
$3.5,000+/$40,000+ 1,120 44.1 527 57.6 121 63.4 647 58.6
Median Income $12,603 13.1 $5,021 8.7 $4.212 1.5.1 $6.279 14.1
Sources: Claritas, Inc.; Maxfield Research Inc.
MAXFIELD RESEARCH INC.
Mr. William Jaffa
Scott County CDA
June 18, 2008
Page 4
Our analysis identified two adult/few services rental developments in the Prior Lake Market
Area. These developments are age-restricted and provide housing for fully, independent seniors
(those that do not need or want services).
Older adult and senior households earning at least $30,000 annually would qualify for the
proposed development based on an income allocation of 40% of income toward housing.
The average home price in Savage and Prior Lake as of 2008 was $328,920. A more
conservative average sale price for older homes, those 15 years and older, and excluding the
highest priced sales is $258,800. A household with a home priced at the average sale price of
$258,800 could obtain an additional roughly $800 per month that could be used toward housing
costs. A household with an annual income of $15,000 who owns their home could afford senior
housing by utilizing a portion of the proceeds from a home sale.
Our demand analysis applies an estimated capture rate for each age cohort based on their
projected propensity to move to alternative senior housing as well as our experience in this
market with adult/few services senior rental developments.
Historically, adult/few services developments, especially those that are affordable, have been
well-received in the Twin Cities Metropolitan Area and have performed very well against other
higher service levels (congregate, assisted living).
Our demand analysis applied the following capture rates to each age cohort:
55 to 64 - 0.5%
65 to 74 -7.5%
75+ - 18.0%
These capture rates were been developed by Maxfield Research Inc. and reflect our experience in
Scott County and the Twin Cities market, the propensity of each age group to move to alternative
housing and the general competitiveness of the market (i.e. available product choices) in the area
in which the proposed development would be located.
Our demand analysis results in total potential demand for 47 adult independent units as of 2008
and increasing to 72 units by 2013. The analysis segments the demand between ownership
independent senior housing without services and independent rental senior housing without
services (40% ownership and 60% rental). We have subtracted all units that are age-restricted
with no services (rental and ownership) within their respective categories in the demand
calculation.
MAXFIELD RESEARCH INC.
Mr. William Jaffa
Scott County CDA
June 18,2008
Page 5
Table 3 presents our preliminary potential demand for age-restricted senior units in the Prior
Lake Market Area.
TABLE 3
PRELIMINARY MARKET RATE ADULTIFEW SERVICES HOUSING DEMAND
PRIOR LAKE MARKET AREA
2008 & 2013
# of Households wI Incomes of $20,000 to $29,9991
(times) Homeownership Rate
( equals) Potential Market
(plus) # of Households wI Incomes of $30,000+1
(equals)Total Potential Market Base
(times) Potential Capture Rate
(equals) Demand Potential
Total Market Rate Demand Potential
(times) % for housing wlservices & wlo services
( equals) Demand potential
(plus) Demand from Outside Market Area (40%)
(equals) Total Demand Potential
(minus) Existing Competitive and Pending Units2
(equals) Long-term Demand
(times) Percent capturable at Site
(tollals)#ofllDitssllDDol'table .-atSite
2008
2013
A2e of Householder A2e of Householder
55-64 65-74 75+ 55-64 65-74 75+
63 127 123 107 185 179
x 94% 90% 77% 94% 90% 77%
59 114 95 101 166 138
+ 2,573
2,632
x 0.5%
13
Ownership
x 40%
63
+ 42
105
78
27
x 70%
1= 19
975 255 3,736 1,568 377
1,089 350 3,836 1,734 515
7.5% 18.0% x 0.5% 7.5% 18.0%
82 63 19 130 93
158 .. 242 ..
Adult Adult
Rental Ownership Rental
x 60% x 40% x 60%
95 97 145
+ 63 + 32 + 48
158 129 194
91 78 91
67 51 103
x 70% x 70% x 70%
47 17 36 = 72
I 2013 income-qualified figures adjusted for inflation ($34,999K or more + homeowners wI inc. of$22.5K - 34,999K)
2 Competitive existing and pending units include adult rental/ownership at 95% and 92% occup. (equilibrium).
Source: Maxfield Research Inc.
MAXFIELD RESEARCH INC.
Mr. William Jaffa
Scott County CDA
June 18, 2008
Page 6
Table 4 shows a suggested unit mix, sizes, and rents for an adult/few services development in
Prior Lake, Minnesota. As shown on the table, we suggest that rents begin at roughly $850 per
month for a one-bedroom unit and range to $1,450 per month for a two-bedroom plus den unit.
We believe there is demand for an age-restricted independent building in the community.
Township residents typically have larger residences with acreage and are more likely to prefer
larger size units (i.e. two-bedroom and two-bedroom plus den units). We recommend that you
offer a balanced mix of unit sizes to capture sufficient demand from both segments of the
market.
TABLE 4
PRELIMINARY SUGGESTED UNIT MIX/SIZES/RENTS
SITE IN PRIOR LAKE
June 2008
Unit Type
IBR/IBA
lBR+Den/l.5BA
2BR/2BA
2BR+Den/2BA
Total
Preliminary
# of Units % of Total
14 28.0%
12 24.0%
16 32.0%
8 16.0%
50 100.0%
Square
Feet
Rent
$850-$895
$975-$1,050
$1,150-$1,200
$1,350-$1,450
Rent/
Sq. Ft.
$1.17-$1.23
$1.11-$1.20
$1.14-$1.21
$1.11-$1.16
725
875
950-1,050
1,220-1,250
Note: Rent includes water, sewer, and trash.
Rents are quoted in 2008 dollars.
Source: Maxfield Research Inc.
If you have any questions or need additional information, please contact me.
Sincerely,
MAXFIELD RESEARCH INC.
VfI(~ tOf(L
Mary C. Bujold
President
MAXFIELD RESEARCH INC.
SECTION 11 06A
SENIOR CARE (SC) OVERLAY DISTRICT
SUBSECTIONS
1106A.100:
1106A.200:
1106A.300:
1106A.400:
1106A.500:
1106A.600:
11 06A. 700:
1106A.800:
Purpose and Intent
Definitions
Permitted Uses
Application
Criteria
Modifications
Restrictive Covenant and Development Contract
Administration
1106A.100: PURPOSE AND INTENT. The intent in allowing Senior Care as an overlay district is to
encourage the development of senior care facilities and to facilitate the development of
such facilities. The Senior Care (SC) Overlay District is established for the purpose of
allowing senior care facilities in close proximity to support services and complimentary
land uses. It is the intent of this District to provide for flexibility in the siting and
development of such facilities necessary to facilitate the development and construction of
senior care facilities such as assisted living and congregate care developments. It is also
intended to implement the housing goals and policies in the City's Comprehensive Plan.
1106A.200: DEFINITIONS.
Assisted Living Facility. A residential facility providing a combination of housing, meals,
support services, limited medical care and assistance with activities of daily living.
Congregate Care Facility. A residential facility designed to accommodate independent
living which also provides a variety of support services such as meals, laundry,
housekeeping, transportation and social and recreational activities.
Senior Care Facilities. A residential facility meeting the definition of elderly housing in
subsection 1101.1000. Services available to residents cover a broad range of activities
from social opportunities to medical care. The term includes assisted living and
congregate care. It does not include nursing homes licensed by the State of Minnesota.
(Amd. ord. 01-10, pub. 9/8/01)
1106A.300: PERMITTED USES. Land uses permitted in the SC Overlay District are senior care
facilities, assisted living facilities and congregate care facilities. The specific details of
these uses must be approved as part of the application for the overlay district.
1106A.400: ApPLICATION. The SC Overlay District may only be applied in the following use districts:
R-2, R-3, R-4, C-2, C-3 and C-4. In residential use districts, the allowable dwelling unit
City of Prior Lake
1106/p1
Zoning Ordinance
density for a senior care facility may not exceed the allowable density in the underlying
use district. In the Commercial Use Districts, except for the C-3 Use District, the maximum
dwelling unit density shall not exceed 30 dwelling units per acre. In the C-3 Use District,
the maximum dwelling unit density shall not exceed 50 units per acre. The development of
a senior care facility is subject to all applicable requirements of the underlying use district
except as modified according to the provisions of subsection 11 06A.600.
(Amd. Ord. 00-24 - pub. 11/11/00)
1106A.500: CRITERIA FOR ApPLICATION OF THE SENIOR CARE OVERLAY DISTRICT.
(1) Proximitv to Succort Facilities. The applicant for any senior care overlay district proposed
for development shall demonstrate that the proposed site is readily accessible to health
care facilities, retail shopping, religious institutions, public transportation and other
supporting facilities and activities. The City Council, in its sole discretion, shall determine
the adequacy and availability of such supporting facilities. The degree to which the senior
dare facility is in close proximity to these services and facilities will determine the degree
to which incentives for development will be granted.
(2) Incentives. As an inducement to encourage the development of senior care facilities, the
City Council may consider certain incentives. These incentives include increases in
building height, decreased setbacks, increases in floor area ratios and ground floor area
ratios, modification of landscaping requirements, fee waivers, relaxation of controls on
architectural materials, relaxation of fencing regulations, relaxation of parking lot
landscaping requirements and relaxation of proof of parking requirements. In the C-3 Use
District, the City Council may also consider a relaxation of open space requirements due
to the proximity to Lakefront Park. In the initial application, the applicant shall provide a
schedule showing which incentives are being sought and supporting evidence which
shows the justification for the incentives, including an analysis of the degree to which the
criteria in subsection 11 06A.500(1) have been met. The City Council, in its sole discretion
will determine which, if any incentives will be granted to a specific project.
1106A.600: MODIFICATIONS. In addition to the incentives outlined in subsection 1106A.500(2),
modifications to the requirements of the underlying use district may be approved. Any
modifications requested pursuant to this section shall be identified in the initial application.
Any modifications shall be consistent with the goals and policies of the Comprehensive
Plan and shall be approved upon a finding that the modification does not significantly
adversely affect surrounding properties. Such modifications shall be approved as part of
the SC Overlay District and shall be included in the resolution approving the SC Overlay
District and in the development agreement required in subsection 11 06A. 700.
11 06A. 700 RESTRICTIVE COVENANT AND DEVELOPMENT CONTRACT.
(1) Restrictive Covenant. Upon approval of an SC Overlay District for a senior care facility,
the applicant shall record a restrictive covenant on the property that states they type and
extent of care to be provided and limiting occupancy of the facility to no more than 20% of
the residents under the age of 55 years.
City of Prior Lake
1106A1p2
Zoning Ordinance
(2) Develooment Contract. The City and developer of an SC Overlay District shall execute a
Development Contract which shall incorporate the resolution approving the SC Overlay
District and all conditions set forth in the resolution. The Development Contract shall
require the developer to provide an irrevocable letter of credit provided by a financial
institution licensed in the State of Minnesota and acceptable to the City. The letter of credit
shall reference the Development Contract and be in an amount sufficient to insure the
provision or development of improvements called for by the Development Contract.
1106A.800 ADMINISTRATION. An application for SC Overlay District shall be processed and
administered under the provisions of Section 1108.200 of this ordinance. This application
shall include identification of the overlay district boundaries and specific site development
details. The submittal requirements are included in Section 1108.205.
(Ord. 00-20 - pub. 9/9/00)
(THIS SPACE INTENTIONALLY BLANK
FOR FUTURE AMENDMENTS)
City of Prior Lake
1106A1p3
Zoning Ordinance
b. Access to and from the outdoor area shall be through the indoor seating
area. There shall be no direct access to the outdoor seating area from the
parking lot or street.
c. Food service to the outdoor area shall be provided during all hours of
operation.
d. No bar shall be located in the outdoor area, except a service bar for the
exclusive use of the employees.
1102.1006
Dimensional Standards.
~ Minimum Lot Size is 5,000 square feet.
~ Minimum Lot Width is 50 feet.
~ Required Yards are as follows:
Front Yard: 25 feet
Side Yard: 10 feet
Rear Yard: 15 feet
~ Maximum Height is 35 feet.
~ Subject to approval of a conditional use permit, the height of a structure
or building may be increased to 45 feet or 4 stories, whichever is
greater. (amd. Ord. 105-04, pub. 3/5/05)
1102.1100: "C_3" Specialty Business Use District. The purpose of the "C-3"
Specialty Business Use District is intended to provide for a variety of commercial
and residential uses within the framework of a traditional downtown area. The
district also contemplates and provides for pedestrian circulation, urban and civic
design and the creative reuse of existing buildings.
The C-3 Specialty Business District is designed to express the City's commitment
to maintain and enhance the vitality of the Downtown area by establishing
minimum criteria for the development and redevelopment of commercial,
residential and public buildings while promoting amenities intended to attract
business, residents and visitors. Specific objectives include:
~ To improve the visual quality of Downtown.
~ To reinforce the physical character of Downtown by focusing on the
design context.
~ To expand the employment base and residential population of
Downtown.
~ To preserve and reuse older buildings as appropriate while establishing
standards for the construction of new ones.
~ To accommodate and promote commercial, residential, educational,
cultural and govemmental uses within the Downtown.
~ To establish clear development and redevelopment guidelines in order
to provide effective responses to typical development issues.
1102.1101 Permitted Uses. The following uses are permitted in the "C-3" Specialty
Business Use District if the use complies with the Commercial Restrictions and
Performance Standards of subsection 1102.1300.
(1) Medical/Dental Offices
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Zoning Ordinance
(2) Retail. The following types of retail uses are considered appropriate for the
Downtown area:
~ Antique stores
~ Bakeries, delicatessens, bagel shops, ice cream shops and other
specialty food stores, not including drive-in or drive-through facilities.
~ Bicycle sales and repair
~ Bookstores
~ Camera stores
~ Clothing or shoe stores
~ Drugstores
~ Florists
~ Jewelry stores
~ News stands
~ Hardware stores
~ Liquor stores
~ Tobacco stores
~ Toy stores
~ Video sales and rental
~ Cafe or coffee shop
~ Printing process/supplies
(3) Showrooms for merchandise such as home furnishing, appliances, floor coverings
and similar large items, not including motor vehicles, with a maximum floor area of
10,000 square feet.
(4) Offices
(5) Services
(6) Libraries
(7) Police and Fire Stations
(8) Business Services
(9) Hotel/Motel
(10) Schools and studios for arts, crafts, photography, music, dance, exercise or similar
courses of study.
(11 ) Museums/art galleries
(12) Clubs and lodges with and without liquor licenses.
(13) Private Entertainment (indoor).
1102.1102 Uses Permitted With Conditions. A structure or land in a "C-3" Specialty
Business Use District may be used for one or more of the following uses if its use
complies with conditions stated in subsection 1102.1300 and those specified for
the use in this subsection.
(1) Adult Day Care. Conditions:
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May 22,1999
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Zoning Ordinance
a. A minimum of 150 square feet of outdoor seating or exercise area shall be
provided for each person under care.
b. The facility shall not be located fronting Main Avenue, Dakota Street or
County Road 21.
(2) Dry Cleaning, Laundering with Route Pick-up and Delivery. Conditions:
a. The use shall not exceed 5,000 square feet in area.
b. Outside storage and parking of trucks involved in the operation of the
business is limited to trucks and vans with a manufacturer's rated cargo
capacity of one (1) ton or less.
c. Outside vehicle storage shall be screened from any "R" Use District by a
bufferyard, as determined by subsection 1107.2003.
(3) Group Day Care/Nursery School. Conditions:
a. Outside play space must be provided consistent witht eh requirements of
State statutes and such space shall be screened with a bufferyard Type C
as defined in subsection 1107.2005.
b. An off-street pedestrian loading area shall be provided in order to maintain
vehicular and pedestrian safety.
c. Outdoor play areas shall be located a minimum of 200 feet from any
roadway designated to the Comprehensive Plan as a principal arterial.
d. The facility shall not be located fronting Main Avenue, Dakota Street or
County Road 21.
(4) Park/Open Space. Conditions:
a. The principal structure shall be located a minimum of 50 feet from a lot in an
"R" Use District.
b. Areas designated for group activities shall be located a minimum of 25 feet
from a lot in an "R" Use District.
c. The entire site other than that taken up by structures, required buffer yards,
or other landscaped areas shall be surfaced with a material to control dust
and drainage.
(5) Public Service Structures. Conditions:
a. All exterior building faces shall comply with subsection 1107.2200.
b. All structures shall be located a minimum of 10 feet from any abutting
property located in an "R" Use District.
c. All service drives shall be paved.
(6) Multiple Family Dwellings. Conditions:
a. Multiple family dwellings with their primary frontage on Main Avenue or
Dakota Street must be in combination with another permitted use, as
specified in Section 1102.1103. Residential units shall not be located on the
ground level or street level of the development. This is in keeping with the
objective of promoting commercial pedestrian traffic on the primary
commercial streets.
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May 22, 1999
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Zoning Ordinance
b. Safe and adequate pedestrian access to open space, plazas and pedestrian
ways shall be provided.
(7) Elderly Housing. Conditions:
a. The building design and placement provide a residential environment with
limited exposure to noise and traffic.
b. Safe and adequate pedestrian access to open space, plazas and pedestrian
ways shall be provided.
c. Site access shall be located so that access can be provided without
generating significant traffic on local residential streets.
d. The site shall contain a minimum of 200 square feet of usable open space
per dwelling unit, and no more than half of the usable open space shall be
located in the front yard. Altematively, public parks or plazas within 300 feet
of the site may be used to meet this requirement.
e. A minimum of 25% of the usable open space provided on the site shall be
developed as outdoor recreation or garden areas.
f. A minimum of 900 square feet of lot area is provided for each dwelling unit.
g. The minimum spacing between buildings shall be at least equal to the
average heights of the buildings except where dwellings share common
walls.
h. Buildings shall be located a minimum of 15 feet from the back of the curb
line of internal private roadways or parking lots.
i. Covenants running with the land in a form approved by the City Attorney that
restricts the use of the property for occupancy by the elderly shall be
recorded against the property.
j. The development shall provide a lounge or other inside community rooms
amounting to a minimum of 15 square feet or each unit.
(8) Community Centers. Conditions:
a. An off-street passenger loading area shall be provided in order to maintain
vehicular and pedestrian safety.
b. Outdoor areas intended for group activities shall be located at least 25 feet
from any lot in a UR" Use District and shall be buffered from such residential
lot with a bufferyard Type C as defined in subsection 1107.2005.
(9) Bed and Breakfast Establishments. Conditions:
a. The required parking shall be screened with a bufferyard.
b. The total number of guests shall be limited to 6.
c. Not more than 50% of the gross floor area of the residence shall be used for
the guest room operation.
d. Only exterior alterations, which do not alter the exterior appearance from its
single-family character, will be allowed.
e. Accommodations may be provided to a guest for a period not exceeding 14
days.
f. Food service shall be limited to breakfast and afternoon tea.
g. Rented rooms shall not contain cooking facilities.
h. Rooms used for sleeping shall be part of the primary residential structure
and shall not have been constructed specifically for rental purposes.
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May 22,1999
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Zoning Ordinance
i. Parking shall not be located within the front yard. No more than 50% of the
rear yard may be paved or used for parking.
(10) Banks. Conditions:
a. The use shall not include any drive-through or drive-up windows or facilities.
(11) Wholesale sales, in combination with retail or office use. Conditions:
a. The use shall be limited to 50% of the floor area of the structure.
b. Total floor area of the structure shall not exceed 10,000 square feet.
(12) Restaurants With and Without Liquor Licenses. Conditions:
a. Access shall be located so as to avoid generating significant traffic on local
residential streets.
b. Drive-through, drive-in and outdoor pick-up facilities are not permitted.
1102.1103 Uses in Combination. In keeping with the purpose of the "C-3" Specialty
Business Use District, combinations of the following uses on a single parcel
and/or within a single building are encouraged.
~ Multiple-family dwellings
~ Retail
~ Offices
~ Services
~ Studios
~ Coffee Shops or restaurants
1102.1104 Accessorv Uses. The following uses shall be permitted accessory uses in a "C-
3" Specialty Business Use District:
(1) Parking Lots, in compliance with the Design Standards of Section 1102.1106(5).
(2) Incidental Repair or Processing which is necessary to conduct a permitted
principal use, provided that it shall not exceed 25% of the gross floor area.
(3) Outdoor Seating and Service of Food and Beverages By a Restaurant is
permitted as an accessory use to a restaurant if:
~ The use is separated from any adjacent residential use by a building wall
or fence. This provision will not apply if the residential use is a located in
an upper story above a restaurant.
~ No speakers or other electronic devices which emit sound are permitted
outside of the principal structure if the use is located within 500 feet of a
residential district.
~ Hours of operation shall be limited to 7am to 10pm if located within 500
feet of a residential district.
~ Additional parking will not be required if the outdoor seating area does
not exceed 50 square feet or 10% of the gross floor area of the
restaurant, whichever is less. Parking will be required at the same rate
as the principal use for that portion of outdoor seating area in excess of
500 square feet or 10% of the gross building area, whichever is less.
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May 22, 1999
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Zoning Ordinance
(4) Outdoor Seating and Service of Food and Alcoholic Beverages is permitted as
an accessory use if:
~ All the requirements of subsection 1102.1104(3) above are met.
~ Access to and from the outdoor area shall be through the indoor seating
area. There shall be no direct access to the outdoor seating area from
the parking lot or street.
~ Food service to the outdoor area shall be provided during all hours of
operation.
~ No bar shall be located in the outdoor area, except a service bar for the
exclusive use of the employees.
(5) Awnings and signs extending over the public right-of-way may be permitted subject
to approval of a Private Use of Public Property agreement in a form authorized by
the City Attorney, and the provisions of subsection 1107.801.
(6) Outdoor Sales is permitted as an accessory use with the following conditions:
~ The items displayed must be related to the principal use.
~ The area allowed for outdoor sales is limited to 30% of the gross floor
area of the principal use.
~ The area must be landscaped and fenced or screened with a Bufferyard
Type D from view of neighboring residential uses or abutting any "R"
district.
~ A decorative fence or wall a minimum of 3 feet in height shall be located
between the sales area and any public street or pedestrian way.
~ All lighting must be hooded and so directed that the light source shall not
be visible from the public right-of-way or from neighboring residential
properties and compliant with subsection 1107.1800.
~ Areas must be hard-surfaced with asphalt, concrete, decorative concrete
(7) (amd. Ord 105-05, pub. 3/5/05) Drive-thru windows and drive-in lanes are
permitted as an accessory use subject to approval of a conditional use permit,
processed according to the provisions of Section 1108.200 of the Zoning
Ordinance, and with the following conditions:
~ A maximum of 4 drive-thru lanes are allowed.
~ The drive-thru windows or drive-in lanes are not allowed within the
"build-to" line or in front of any building. They must be located to the
side or the rear of the building.
~ No part of the street or boulevard may be used for stacking of
automobiles.
1102.1105 Dimensional Standards. These are the lot requirements for lots in the C-3
District.
I Minimum Lot Width
I Front yard - Minimum Setback
- Maximum Setback
Side Yard - Minimum Setback
- Maximum Setback
I 30 feet
! None
! 10 feet measured from the right-of-way
None
10 feet unless parking is located within
the side yard.
None
3.0
i Rear Yard - Minimum
Maximum Floor Area Ratio
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Zoning Ordinance
---.--
Maximum Height
I 0.5
Along Main Avenue a build-to line is
established a distance of 5 feet from the
inner edge of the street right-of-way (in
most cases, this is the inner edge of the .
. sidewalk). At least 70% of the building !
, fayade that fronts Main Avenue must be ;
built out to this line.
i 35 feet or three stories, whichever is
; greater. Subject to approval of a
; conditional use permit, the height of a
; structure or building may be increased to
! 45 feet or 4 stories, whichever is greater.
l..t~l1'lq.....Qrq,_1Q_~-:Q-4!p_L1t>..."JI~!QfJ)
Minimum Floor Area Ratio
Build-To Line
1102.1106 General Provisions for Desion Standards and Review in the C-3 Soecialtv
Business District
(1) Purpose. The purpose of this subsection is to provide guidance and direction in
the development and redevelopment of the Downtown business district in a
manner that reinforces the role of Downtown as the community focus of
government, culture and social interaction. This subsection is also intended to
assist in the implementation of the guidelines and recommendations contained in
the report entitled Prior Lake Downtown Streetscape dated August 2001, as well
as the graphics entitled Main Street Design Guidelines, Main Street Hardscape
Design Elements, Main Street Softscape Design Elements and the Main Street
Master Plan. The City will follow these reports and graphics in designing and
developing the public elements of the streetscape and private owners are
encouraged to follow the recommendation in these documents that are not
expressly spelled out in these regulations when developing or redeveloping
private property.
(2) Applicability. The design standards and the design review process shall apply
to all new construction; any renovation, expansion or other exterior changes to
existing non-residential and/or multi-family buildings, including re-painting; any
development or expansion of parking areas; and any other exterior alteration that
requires a building permit.
The standards shall apply only to the building or site elements being developed
or altered. That is, changes to a building shall comply with those standards that
pertain to buildings, while changes to a parking area shall comply with standards
for parking areas, but not for buildings. The Planning Director will make the initial
determination as to which standards are applicable.
There are many ways to achieve the same design objective. The City may permit
alternative approaches that, in its determination, meet the objective(s) of the
design standard(s) equally well.
1102.1107
Desion Review in the C-3 Soecialtv Business District
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May 22, 1999
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Zoning Ordinance
(1) Application for Design Review. An application for Design Review shall be on a
form provided by the City, and shall include the following information, in addition
to any information required for site plan review under subsection 1108.903.
);0 Elevations. Complete exterior elevations of all proposed buildings and
existing buildings if they are joined to new development. Elevations
should be drawn at an appropriate scale (usually W'= 1) and should
show (a) all signs to be mounted on the building(s) or erected on the
site; (b) designations of materials and colors to be used on all exterior
facades.
~ Materials SamDle. Material samples shall be presented, including color
and material type for walls and roof.
);0 Color Sam Dies. Samples of all principal and secondary colors to be
used.
);0 Context. Photographs of surrounding buildings on the same block or
street, to address issues of context.
(2) Administration and Review Procedures. The following design standards shall
supplement the standards and process outlined in Section 1108.900, Site Plan
Review. After receipt of a complete application, the Planning Department will
refer the application to City Departments and to other parties having jurisdiction.
The Planning Department will then review the proposed development for
compliance with the guidelines in this subsection and other applicable
ordinances. Within 60 days of receipt of a complete application, the Planning
Staff will take action to approve or deny the application. If a site plan review is
needed, the two processes will be conducted concurrently.
1102.1108 Desian Standards in the C-3 SDecialtv Business District. The following
design standards shall supplement the standards and process outlined in
subsection 1108.900, Site Plan Review.
(1) Compatibility with Lake Theme. Site elements, including landscaping, lighting,
signage, etc. should be compatible with the lake theme for public improvements
within the Downtown as expressed in the Desian Theme Standards and Criteria.
(2) Renovation of Existing Buildings. Inappropriate fa<;ade additions should be
removed to the extent feasible during building renovation. These may include,
but are not limited to, wood or plastic shake mansard roofs, plastic or oddly
shaped awnings, window opening infills or surrounds designed to reduce the size
of window openings, modern siding materials inconsistent with the original
fac;ade, and light fixtures inconsistent with the building's original style or the
Downtown lake theme.
);0 Masonry buildings should be cleaned as necessary to lighten
the overall color.
);0 New masonry work should match the color and materials or
the original fa<;ade.
~ Wherever practical, fa<;ade renovations should not destroy or
cover original details on a building. Brick and stone facades
should not be covered with artificial siding or panels.
);0 Original window and door openings should be maintained
wherever practical. New window and door openings should
maintain a similar horizontal and vertical relationship as the
original.
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May 22, 1999
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Zoning Ordinance
(3) General infill principles. Infill buildings should reflect the original design of
surrounding storefront buildings in scale and character. This can be achieved by
maintaining similar setbacks, building height and proportions, cornice lines,
horizontal lines of windows and openings, and compatible building materials and
colors. Where such original buildings are missing or have been extensively
altered, the other design standards in the section shall be applied.
(4) Building Fa~ade Width and Articulation. Buildings should be oriented with the
primary axis perpendicular to the primary fronting street. A building width of 40
feet or less is encouraged. Buildings of more than 40 feet in width shall be
divided into smaller increments (between 20 and 40 feet) through articulation of
the fayade. This can be achieved through combinations of the following
techniques, and others that may achieve the same purpose:
);> Fayade modulation - stepping back or extending forward a
portion of the fayade.
);> Vertical divisions using different textures or materials (although
materials should be drawn from a common palette).
);> Division into storefronts, with separate display windows and
entrances.
);> Variation in roof lines by alternating dormers, stepped roofs,
gables, or other roof elements to reinforce the modulation or
articulation interval.
);> Arcades, awnings, window bays, arched windows and
balconies at intervals equal to the articulation interval.
(5) Building Fac;ade Articulation - Horizontal
);> Most traditional storefront commercial buildings have a strong
pattern of base, middle and top, created by variations in
detailing, color and materials. New buildings should respond to
this pattern.
);> New buildings should have articulated tops. This articulation
might consist of pitched roofs, dormers, gable ends or cornice
detailing.
);> The ground level of any multi-story structure should be visually
distinct from the upper stories. This can be achieved through
the use of an intermediate cornice line, a sing band, larger
window openings, projections, awnings and canopies,
changes in materials or detailing, or similar techniques.
);> While diversity is encouraged, materials, colors and textures
on all levels of a building's fa9ade should be drawn from a
common palette, and should be visually compatible with each
other.
(6) Two-Story Expression. One-story buildings should be designed to convey an
impression of greater height through the use of pitched roofs with dormers or
gables facing the street, or the use of an intermediate cornice line to separate the
ground floor and the upper level.
(7) Entrances. The main entrance should always face the primary street, with
secondary entrances to the side or rear, and should be placed at sidewalk grade.
Entrances should be emphasized and made more obvious through the use of the
following techniques or similar ones:
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May 22, 1999
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Zoning Ordinance
~ Canopy, portico, overhang, arcade or arch above the
entrance.
~ Recesses or projections in the building fac;:ade surrounding the
entrance.
~ Peaked roof or raised parapet over the door.
~ Display windows surrounding the entrance.
~ Architectural detailing such as tile work or ornamental
moldings.
~ Permanent planters or window boxes for landscaping.
(8) Windows and Doors. Windows and doors should comprise at least 40% of the
area of any ground floor fac;:ade facing a public street (defined as extending from
ground level ot 12 feet in height). Windows should have a generally vertical
orientation.
~ Windows and doors should comprise 10% of the ground level
side or rear fac;:ade facing a public right-of-way, parking area or
open space.
~ Qualifying windows or doors must be transparent, allowing
views into and out of the interior, or may include display
windows set into the wall. Reflective glass is not permitted.
(9) Awnings. When awnings are used, they should extend only across individual
storefronts, not across more than one storefront or building. Awnings should be a
simple shed form; rounded awnings are prohibited. Canvas or other fabric
awnings are most desirable; metal, wood shake and plastic should not be used.
internally-illuminated awnings are prohibited.
(10) Side and Rear Facades. Side and rear facades that contain customer entrances
or that adjoin off-street parking areas should be treated as extensions of the
storefront or front fac;:ade. Building materials should be of similar quality as those
on front facades, although detailing may be simpler. Entrances should be clearly
delineated using the techniques mentioned above.
(11) Mechanical Equipment Screening. Utility service structures such as utility
meters, transformers, above-ground tanks, refuse handling, loading docks,
maintenance structures and other ancillary equipment must be inside a building
or be entirely screened from off-site views by a decorative fence. wall or screen
of plant material of sufficient height. Fences and walls shall be architecturally
compatible with the primary structure. Loading docks or doors should always be
located on a side or rear elevation.
(12) Signs. Within the C-3 District, maximum sign area per property shall not exceed
1 square foot of sign area per linear foot of street fac;:ade at the front yard. One
sign is allowed for each usable public entry to a building. Wall signs and
projecting signs are permitted. Free-standing signs are permitted only in an
existing front yard.
~ Proiectino Sions: Projecting signs shall not exceed 8 square feet in area
and may project no more than 4 feet from the building face. Signs must
maintain a minimum clearance of 9 feet above a sidewalk and 15 feet
above driveways or alleys. No projecting sign shall be located within 25
feet of another projecting sign.
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May 22,1999
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Zoning Ordinance
~ Sian Desian Guidelines: Signs should be architecturally compatible with
the style, composition, materials, colors and details of the building and
with other signs or nearby buildings.
Signs should be positioned so they are an integral design feature of the
building, and to complement and enhance the building's architectural
features. Signs should not obscure or destroy architectural details such
as stone arches, glass transom panels, or decorative brickwork.
~ Sian Colors: Sign colors shall be compatible with the building fayade to
which the sign is attached. no more than three colors should be used per
sign, unless part of an illustration. A combination of soft/neutral shades
and dark/rich shades within the palette of the building colors shall be
used.
~ Materials: Sign materials shall be compatible with the original construction
materials and architectural style of the building fayade on which they are
to be displayed. Natural materials such as wood, stone and metal are
preferred but other materials that are equally durable and replicate the
appearance of natural materials are acceptable.
~ Illumination: External illumination of signs is permitted by incandescent,
metal halide or fluorescent light that emits a continuous white light. Light
shall not shine directly onto the ground or adjacent buildings. Neon signs
are permitted in windows. Internally lit box signs and awnings are not
permitted, with the exception of theater marquees.
(14) Parking.
~ Location: If off-street parking is provided within the "C_3" District, it shall be
located to the side or rear of the principal building, not between the building
and the street. Parking may not occupy a corner location.
~ Screenina: Parking lots adjoining the sidewalk or a walkway shall be
separated from it by a landscaped yard at least 4 feet wide, containing a
decorative fence or wall between 2~ and 3 feet in height. One canopy tree
shall be provided for each 25 linear feet of parking lot frontage on a public
street or accessway.
~ Landscaoinq: The corners of parking lots and all other areas not used for
parking or vehicular circulation shall be landscaped with turf grass, native
grasses or toehr perennial flowering plants, vines, shrubs and trees. Such
spaces may include architectural features such as benches, kiosks or
bicycle parking.
The interior of parking lots containing 20 or more spaces shall contain
landscaped areas equal to at least 15% of the total parking lot area,
including a minimum of one deciduous shade tree per 10 parking spaces.
Lawns or landscaped areas within 10 feet of the perimeter of the parking
lot may be counted toward the required landscaping.
City of Prior Lake
May 22,1999
l102/p67
1102.1109
1102.1110
Zoning Ordinance
Non-Conformities. The adoption of this ordinance is not intended to create non-
conforming uses within the C-3 Specialty Business District. All land uses within
the C-3 Specialty Business District existing as of the effective date of this
ordinance shall be allowed to continue in operation and are allowed to remodel or
upgrade their property pursuant to the applicable provisions of this section. Such
land uses may expand their size, provided that the expansion occurs on the
parcel of record occupied by the use as of the effective date of this ordinance.
Expansion on properties acquired after the effective date of this ordinance is
prohibited.
Modifications. Any person seeking to remodel an existing building in the C-3
Specialty Business District may seek a modification of the Design Standards
contained in Section 1102.1106 when it can be demonstrated that application of
the Design Standards will result in undue hardship or practical difficulties to the
owner or developer of the affected property. An application for such modifications
shall accompany the building permit application and shall state the rationale for
each such request. The rationale shall include an estimate of any financial costs
resulting from full compliance with the Design Standards. The request for
modification of the Design Standards shall be processed under the procedural
requirements for a conditional use as outlined in section 1108.206 of the Zoning
Code.
(Amd. Ord. 01-16 - pub. in summary on
1102.1200: "C-4" General Business Use District. The "C-4" General Business Use
District is intended to provide an area for commercial uses which due to their size
and characteristics are not appropriate to other business districts. These types
of uses are generally larger and more intense, and are characterized by a greater
need for parking, generation of larger volumes of traffic, greater signage and
lighting.
1102.1201 Permitted Uses. The following uses are permitted in the "C-4" General
Business Use District if the use complies with the Commercial Restrictions and
Performance Standards of subsection 1102.1300.
1102.1202
May 22.1999
~ Medical/Dental Offices
~ Funeral Homes
~ Libraries
~ Museums
~ Parks and Open Spaces
~ Police and Fire Stations
~ Banks
~ Business and Trade Schools
~ Offices
~ Retail Shops
~ Service Facilities
~ Studios
~ Showrooms
~ Parking Business
Uses Permitted With Conditions. A structure or land in a "C-4" General
Business Use District may be used for one or more of the following uses if its use
City of Prior Lake
11 02/p68