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Home My WebLink About10A - Amendment to Comprehensive Plan Land Use Map MEETING DATE: AGENDA #: PREPARED BY: AGENDA ITEM: DISCUSSION: MARCH 16, 2009 10A JEFF MATZKE, PLANNER DANETTE PARR, COMMUNITY DEVELOPMENT AND NATURAL RE- SOURCES DIRECTOR CONSIDER APPROVAL OF A RESOLUTION FOR AN AMENDMENT TO THE COMPREHENSIVE PLAN lAND USE MAP FOR PROPER- TIES lOCATED AT 6880 BOUDIN STREET, 14291, & 14311 TIMOTHY FROM R-LD (URBAN lOW DENSITY RESIDENTIAL) TO C-CC (COM- MUNITY RETAil SHOPPING COMMERCIAL) Introduction EFH Realty Advisors, Inc is requesting an amendment to the Compre- hensive Plan Land Use Map for three parcels of land at 6880 Boudin Street, 14291 Timothy Avenue, and 14311 Timothy Avenue. The parcels are located north of Boudin Street, south of Co. Rd 42, west of MN Hwy 13, and east of Timothy Avenue. The amendment proposes to re- designate the subject properties from R-LD (Urban Low Density) to C-CC (Community Retail Shopping). Historv. Approximately 5.0 acres of the subject area is the site formally occupied by the Crossroads Church (the church structure remains). The balance of the subject area is comprised of two residential parcels with single family homes (one previously used by Crossroads Church as a parson- age). EFH Realty Advisors, Inc is proposing the amendment to the 2030 Com- prehensive Plan Map in order to allow for commercial development in the future. If the Comprehensive Plan Amendment is approved, additional approvals would be necessary before any commercial uses would be permitted on the site. The applicant would need to submit applications for the City to consider a Rezoning, Platting of the lots, and likely a Con- ditional Use Permit (depending on the proposed future uses). An addi- tional public hearing would be necessary as a part of these application requests. The Planning Commission held a public hearing to consider the compre- hensive plan amendment request on March 9, 2009 and recommended approval (3-2). Approximately 25 neighborhood members attended the hearing and 11 spoke in opposition of the request (referencing concerns related to traffic, lighting, noise, and safety). www.cityofpriorlake.com R:\Council\2009 Agenda Reports\03 16 09\Cr~ @8Iie4li ~e&SOOC / Fax 952.447.4245 Current Circumstances The following analysis identifies the physical characteristics of this site. Total Site Area: The three parcels that make up the site equal approxi- mately 5.77 acres (6880 Boudin-approximately 5.0 acres & 14291 and 14311 Timothy are approximately .34 acres each). A portion of 6880 Boudin contains right of way road easement for Commerce and Boudin Street. TODoaraDhv: The topography of this site varies, with elevations ranging from the highest point of 946' MSL near the center of the three parcels to 920' MSL at the eastern edge of the site. Access: Access to this property will be from Boudin Street. Utilities: Sewer and water services will be available from the east along Boudin Street and Commerce Avenue. Adiacent Land Use and Zonina:. To the north of this property is com- mercial land, designated as C-NR (Neighborhood Retail Shopping) and R-LD (Urban Low Density). The northern property is zoned C-1 (Neighborhood Commercial) and R-1 (Low Density Residential). To the west (across Timothy Avenue) is low-density residential land, des- ignated as R-LD (Urban Low Density), and zoned R-1 (Low Density Residential). To the east (across State Hwy 13) are commercial businesses within a Planned Mixed Use Development. This land area is within the City of Savage. To the south (across Boudin Street) is commercial land, designated as C-CC (Community Retail Shopping), and zoned C-2 (Community Busi- ness). ISSUES: The applicant is proposing to develop this property for commercial uses, likely to include retail, office, and a motor fuel station/carwash. The pro- posed Comprehensive Plan Amendment is consistent with this proposal. Comprehensive Plan goals and objectives which the Staff finds applica- ble to this request are as follows: GOAL: ECONOMIC VITALITY OBJECTIVE No.1: Determine and strive for a balance of commerce, industry, and population. OBJECTIVE No.2: Encourage a diversified economic base and a broad range of employment opportunities. R:\Council\2009 Agenda Reportsl03 16 09\Crossroads CC Agenda ReportDOC OBJECTIVE No.3: Promote sound land use. OBJECTIVE No.4: Maintain high standards in the promotion and development of commerce and industry. The proposed C-CC designation is consistent with these objec- tives. The proximity of the property to State Hwy 13 (an arterial road) and location of nearby adjacent commercial uses would al- low for the proposed commercial site to be economically viable in the future. Policies of these economic vitality objectives include: "Industrial and commercial uses shall be consolidated in planned areas" and "New development should contribute to the function and success of adjacent neighborhoods". Following these poli- cies the proposed site would act as an addition to the existing commercial areas along State Hwy 13 and service the surround- ing neighborhoods. GOAL: SECURITY OBJECTIVE No.2: Provide rational transition for compliance with new standards when a change in ordinance or land use classification is nec- essary. According to a specific policy of this objective "Transition between radically different land uses should be accomplished on the de- veloper's property or by a natural boundary, an arterial or collec- tor road, and/or through adequate landscaping." Natural or man- made components used to mitigate and screen the transition be- tween the residential and proposed commercial site would be fur- ther evaluated as part of any future required site plan and/or con- ditional use permit applications. GOAL: HOUSING QUALITY AND DIVERSITY OBJECTIVE No.2: Maintain a choice of and encourage development of quality residential environments. 1. Due to the proximity of the proposed site to a nearby residential environment, this objective is applicable for the proposed com- prehensive plan amendment. One of the policies of this objective states "Avoid or mitigate encroachment by incompatible land uses that can have a negative impact on the residential living environ- ment. Mitigation measures include, but are not limited to, the use of open space, berms, dense landscaping vegetation, and similar buffers." In accordance of this policy the screening and buffering methods of this proposed commercial site would be evaluated as part of the any future site plan and/or conditional use permit ap- plications. Also, the Planning Commission and/or City Council may add conditions of approval to a land use which requires a conditional use permit. FINANCIAL IMPACT: If approved, the comprehensive plan amendment will facilitate the future commercial development of the area and increase the City tax base. RICouncil12009 Agenda Reportsl03 16 09\Crossroads CC Agenda Report.DOC ALTERNATIVES: RECOMMENDED MOTIONS: The City Council has the following alternatives: 1. Adopt a resolution approving the amendment to the Comprehensive Plan to designate the properties as C-CC. 2. Deny the Comprehensive Plan amendment on the basis that it is in- consistent with the purpose and intent of the Comprehensive Plan. In this case, the Council should direct the staff to prepare a resolution with findings of fact based in the record for the denial of this request. 3. Defer consideration of this item and provide staff with specific direc- tion. The Planning Commission and staff recommend Alternative #1. This ac- tion requires the following motion: . A motion and second adopting a resolution approving the amendment to the Comprehensive Land Use Map to the C-CC (Community Retail Shopping) designation. Reviewed by: C1J Frank B6jil Manager R:\Council\2009 Agenda Reports\03 16 09\Crossroads CC Agenda ReportDOC 4646 Dakota Street S.E. Prior Lake, MN 55372-1714 RESOLUTION 09-XX RESOLUTION APPROVING A PROPOSED AMENDMENT TO THE 2030 COMPREHENSIVE PLAN LAND USE MAP FOR PROPERTIES LOCATED AT 6880 BOUDIN STREET, 14291 TIMOTHY AVENUE AND 14311 TIMOTHY AVENUE MOTION BY: SECOND BY: WHEREAS, EFH Realty Advisors, Inc. submitted an application for an amendment to the City of Prior Lake 2030 Comprehensive Plan Land Use Map to change the designation of property located at 6880 Boudin Street, 14291 Timothy Avenue, and 14311 Timothy Avenue from an R-LD (Urban Low Density) designation to a C-CC (Community Retail Shopping) designation. WHEREAS, Legal notice of the public hearing was duly published and mailed in accordance with Minnesota Statutes and Prior Lake City Code; and WHEREAS, The Planning Commission conducted a public hearing on March 9, 2009, for those interested in this request to present their views; and WHEREAS, The Planning Commission recommended approval of the proposed amendment to the Comprehensive Plan on the basis the C-CC designation is consistent with the goals and objectives of the Comprehensive Plan; and WHEREAS, On March 16, 2009, the Prior Lake City Council considered the proposed amendment to the 2030 Comprehensive Plan Land Use Map to designate the above described property to the C-CC designation and; WHEREAS, The City Council received the recommendation of the Planning Commission to approve the proposed Comprehensive Plan amendment along with the staff reports; and WHEREAS, The City Council has carefully considered the testimony, staff reports and other pertinent information contained in the record of decision of this case. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA as follows: R:ICounci112009 Agenda Reportsl03 16 0gICrossroads~~ieiWSfPriorlake.com Phone 952.447.9800 / Fax 952.447.4245 1. The recitals set forth above are incorporated herein. 2. The proposed amendment to the 2030 Comprehensive Plan Land Use Map to designate the above described property as C-CC (Community Retail Shopping) is hereby approved. Approval of this amendment is subject to the approval of the Metropolitan Council. Passed and adopted this 16th day of March, 2009. I I Haugen I Hedberg Erickson LeMair Millar YES NO Haugen Hedberg Erickson LeMair Millar Frank Boyles, City Manager R\Council\2009 Agenda Reports\03 16 09\Crossroads resolution DOC