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HomeMy WebLinkAbout10B Amendment to the Comp Plan for property NE of CSAH 21 and Fish Point RdA PRIO ti l U i 4646 Dakota Street SE Prior Lake. MN 55372 CITY COUNCIL AGENDA REPORT MEETING DATE: MAY 16, 2011 AGENDA #: 10B PREPARED BY: JEFF MATZKE, PLANNER AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION FOR AN AMENDMENT TO THE COMPREHENSIVE PLAN FOR APPROXIMATELY 16.0 ACRES OF PROPERTY LOCATED NORTHEAST OF THE INTERSECTION OF CSAH 21 AND FISH POINT ROAD DISCUSSION: Introduction Equity Properties LLC has submitted a request for an amendment to the Compre- hensive Plan Land Use Map for approximately 16.0 acres of land located northeast of the intersection of CSAH 21 and Fish Point Road. The proposed amendment would designate the 16.0 acre area as follows: • 14.55 acres to be designated C -CC (Community Retail Shopping) • 1.45 acres to be designated R -LD (Urban Low Density) The property is currently zoned R -1 (Low Density Residential) and is designated as R -LD (Urban Low Density Residential) and C -BO (Business Office Park) on the 2030 Comprehensive Plan Land Use Map. Hi story The Developer presented a concept plan for the Eagle Creek Estates development to the City Council on January 18, 2011 with plans develop a 60 -75 residential lot subdi- vision with approximately 15 -20 acres of a retail and convenience service commercial area along the northern edge of County Highway 21. The Planning Commission held a public hearing on April 25, 2011 for the Compre- hensive Plan Amendment (see attached minutes). Many local residents were in at- tendance at the public hearing with questions and comments regarding the following: • Chance of a successful retail businesses at this location rather than a busi- ness office park • Need for convenience services for residents in this area of the City • Increased traffic numbers and safety along Fish Point Road • Parkland and trail needs for the proposed residential area • Tree impacts to the area with the proposed development Many of the specific questions regarding traffic, parks and trails, and trees will be fur- ther evaluated at the time of Preliminary Plat. The Planning Commission is required to hold another public hearing at that time to consider these comments in more detail. Current Circumstances The 16.0 acre Comprehensive Plan Amendment subject area is a portion of an ap- proximately 45.7 acre concept previously brought before the Planning Commission in January of 2011. The original concept plan proposed a mixture of commercial and residential uses, including 14.5 acres of retail commercially zoned property, 79 single family lots, and a 1.2 acre park. Since then the developer has revised the concept plan to increase the residential lot sizes resulting in a development with 67 proposed single family lots. The site is currently guided as R -LD (Urban Low Density Residential) for approx- imately 30.92 acres and C -BO (Business Office Park) for approximately 14.81 acres on the 2030 Comprehensive Plan Land Use Map. Equity Properties LLC is proposing the amendment to the 2030 Comprehensive Plan in order to allow C -CC commercial retail shopping uses within the southern portion of the project site. PHYSICAL SITE CHARACTERISTICS: Total Site Area: The area of the Comprehensive Plan Map Amendment request con- sists of 16.0 acres of the total 45.7 acres site. Vegetation: There are a large number of significant trees located on the west end of the site. Future development of the property will be subject to the Tree Preservation Ordinance. Wetlands: The site is subject to the provisions of the State Wetland Conservation Act. A specific delineation will be required as part of any plat application. Access: Access to this property will be from extensions of existing Fish Point Road and Credit River Road. Utilities: Sewer services will be available from the existing lift station, southeast of the site. Water services will be available from the north and south through the extension of Fish Point Road. Adiacent Land Use and Zoning_ Existing Use Land Use Designa- Zoning tion North Single Family Homes R -LD R -1 Cardinal Ridge Development Urban Low Density Residential with PUD Overlay District South County Hwy 21 & County Right -of -Way & C -3 Business Office Park uses C -BO (Business Park) (W aterfront Passage Development) Business Office Park East Vacant Land, R -LD R -1 City Maintenance Shop, & (Urban Low Density Residential) (Low Density Residential) Church Property I -PI 1 -1 Planned Industrial General Industrial West Single Family Homes, City R -LD R -1 Park (Urban Low Density Residential) (Low Density Residential) (Credit River Road & Brooksville Hills Park ISSUES: The developer is proposing to develop this site with a mix of commercial and residen- tial uses. The proposed Comprehensive Plan Amendment is consistent with this overall development proposal. The developer has submitted a market study which supports the placement of retail commercial services in the area. The study states "limited convenience retail and small service offices" are among the appropriate uses for the site. Currently there are no planned neighborhood or community retail shopping uses (C -NR or C -CC) in the immediate area that would serve the existing residents, as well as future resi- dents and employees of the surrounding area. While the City of Prior Lake has approximately 149 acres of C -CC (Community Retail Shopping) designated land throughout the community, there are no areas in the southeast quadrant of the City (along the County Hwy 21 corridor east of MN Hwy 13) currently designated for C -CC uses. In additional, 56 acres of land designated for C- BO (Business Office Park) is located south of the site (across County Hwy. 21). Therefore, the change of 14.81 acres of C -BO land to C -CC would allow for more di- versity in the allowed land uses in the area while removing 20% of C -BO designated property in this area of the City. The Comprehensive Plan goals and objectives that are applicable to this request are as follows: GOAL: SUITABLE HOUSING AND ENVIRONMENT OBJECTIVE No. 2: Maintain a choice of and encourage development of quality residential developments. The developer plans to provide a single family development of 65-80 home sites immediately north of the area of the proposed Comprehensive Plan Amendment. Quality residential neighborhoods are generally characterized by safety, good accessibility, and convenient nearby commercial services. Furthermore, as indicated in the market study, commercial uses intended to serve the convenience needs of nearby residents can be successful if they are "located within walking distance or within five minutes of residential neighborhoods." GOAL: ECONOMIC VITALITY OBJECTIVE No. 1: Determine and strive for a balance of commerce, industry, and population. The developer proposes to offer a mixture of single family housing and retail commercial uses within the overall site. While land designated for Business Office Park uses can be found in the surrounding area there are currently no properties designated for retail commercial uses nearby. The proposed Comprehensive Plan Amendment will allow for an increased balance of commerce uses in the immediate area. OBJECTIVE No. 2: Encourage a diversified economic base and a broad range of employment opportunities. This objective of the Comprehensive Plan identifies the need to attract businesses and services that will serve the surrounding area and remains stable under changing economic conditions. As stated in the submitted market study this Comprehensive Plan Amendment will "act as an amenity to the nearby proposed land uses" and the use "would be attractive to companies wanting to locate in this area." The proposed C -CC and R -LD designations are consistent with these goals. The proposed amendment is consistent with this recommendation. FINANCIAL Approval of the Comprehensive Plan Amendment would allow the developer to pur- IMPACT: sue their commercial development plans for the site for retail and convenience ser- vices rather than office and business park uses. The City would acquire tax base for either type of future commercial uses however the City may receive the increased tax base sooner with the approval of the Comprehensive Plan Amendment given the cur- rent development proposal. ALTERNATIVES: 1. Adopt a resolution approving the amendment as requested. 2. Deny the Comprehensive Plan amendment on the basis that it is inconsistent 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 these requests. 3. Defer consideration of this item and provide staff with specific direction. RECOMMENDED The Planning Commission and City Staff recommend Alternative #1. This action re- MOTION: quires the following motion: A motion and second adopting a resolution approving the amendment to the Comprehensive Land Use Plan Map designating 16.0 acres of land located immediately north of CSAH 21 and east of Fish Point Road as follows: • 14.55 acres to be designated C -CC (Community Retail Shopping) • 1.45 acres to be designated R -LD (Urban Low Density) EXHIBITS: 1. Approval Resolution 2. Location Map 3. Current Development Plan 4. Proposed Comprehensive Land Use Amendment Plan 5. Applicant's Market Study for Development Site Reviewed by: Frank Boyles, City Manager U Fri 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 11 -xxx A RESOLUTION APPROVING A PROPOSED AMENDMENT TO THE 2030 COMPREHENSIVE PLAN LAND USE MAP FOR APPROXIMATELY 16.0 ACRES OF PROPERTY LOCATED NORTHEAST OF THE INTERSECTION OF CSAH 21 AND FISH POINT ROAD Motion By: Second By: WHEREAS, Equity Properties LLC has submitted an application for an amendment to the City of Prior Lake 2030 Comprehensive Plan Land Use Map to change the designation of approximately 16.0 acres of a property located northeast of the intersection of CSAH 21 and Fish Point Road. The property is legally described as follows: (PID # 25- 901 - 011 -3) All that part of the West one -half of the West one -half of the Southeast Quarter of Section 1, Township 114, Range 22, Scott County, Minnesota, lying northerly of the northerly right -of -way line of the (Now abandoned) Chicago, Milwaukee and St. Paul railroad right -of -way. TOGETHER WITH; All that part of the Southwest Quarter of Section 1, Township 114, Range 22, Scott County, Minnesota, described as follows; Commencing at the Southeast corner of said Southwest Quarter; thence North 00 degrees 03 minutes 42 seconds East, assumed bearing, along the east line of said Southwest Quarter a distance of 1140.23 feet; thence North 62 degrees 31 minutes West a distance of 838.58 feet; thence North 50 degrees 32 minutes 00 seconds West a distance of 390.62 feet to the point of beginning of the land to be described; thence South 50 degrees 32 minutes 00 seconds East a distance of 100.00 feet; thence North 39 degrees 08 minutes 00 seconds East a distance of 208.00 feet; North 50 degrees 32 minutes 00 seconds West a distance of 362.00 feet; thence North 05 degrees 11 minutes 15 seconds West a distance of 83.56 feet more or less to the most easterly corner of Lot 5, Block 1, BROOKSVILLE HILLS EIGHTH ADDITION, Scott County, Minnesota, the same being located along a line drawn from a point distant 720.00 feet (as measured along said right -of -way) from the point of intersection of the northerly right of way line of the now abandoned Chicago, Milwaukee and St. Paul Railroad with the north line of said Southwest Quarter, to a point on the north line of said Southwest Quarter distant 900.00 feet easterly of the intersection of said north line with said railroad right -of- way; thence northeasterly along aforedescribed line to said point on the north line of said Southwest Quarter distant 900.00 feet easterly of said intersection; thence easterly along said north line to the northeast corner of said Southwest Quarter; thence southerly along the east line of said Southwest Quarter to the north line of said now abandoned railroad right -of -way; thence northwesterly along said railroad right -of -way to the intersection with a line drawn South 39 degrees 08 minutes 00 seconds West from the point of beginning; thence North 39 degrees 08 minutes 00 seconds East a distance of 28 feet more or less to the point of beginning. WHEREAS, Legal notice of the public hearing was duly published and mailed in accordance with Minnesota Statutes and Prior Lake City Ordinance; and WHEREAS, The Planning Commission conducted a public hearing on April 25, 2011, 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 and R -LD designation are consistent with the goals and objectives of the Comprehensive Plan; and WHEREAS, On May 16, 2011, the Prior Lake City Council considered the proposed amendment to the 2030 Comprehensive Plan Land Use Map to designate the southwestem 16.0 acres of the above described property to the C -CC designation (14.5 acres) and R -LD (1.5 acres); 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 HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA as follows; 1. The recitals set forth above are incorporated herein. 2. The City Council finds the proposed C -CC and R -LD designations for the site are consistent with the goals and objectives of the 2030 Comprehensive Plan. 3. The proposed amendment to the 2030 Comprehensive Plan Land Use Map to designate the above described property as C -CC, Community Retail Shopping (14.5 acres) and R -LD, Urban Low Density Residential (1.5 acres) is hereby approved. Approval of this amendment is subject to the approval of the Metropolitan Council. PASSED AND ADOPTED THIS 16th DAY OF MAY, 2011. YES NO M ser M ser Erickson Erickson Hedberg Hedber Keeney Keene Soukup Souku Frank Boyles, City Manager 2 EAGLE CREEK ESTATES COMP. PLAN AMENDMENT This drawing is neither a legally recorded map nor a survey and is not intended to be used as one This drawing is a compilation of records, nformation, and data located in various city, county, and state offices, and other sources affecting the area shown, and is to be used for reference purposes only Scott County is not responsible for any inaccuracies herein contained. If discrepancies are found, please contact the Scott County Surveyors Office . Map Scale N 1 inch = 446 feet Map Date co 4/18/2011 S I� s LJ E U O O °mfry.. w _ N O b - 'bd U o N � N d � � n a I O W J N M Lrl cn IX .o > 0 �o ----- -\�- -- - -- — / W a� I C7 U � I N Z o. _ m ` T) N be C d m � N N m i ?w � y "� vsd 4s �y N 25 N s M y' / to a •: a N � M � F,• N m III M \ ` a ° � � °� • \ \ M � / m M N cm O W v N N CM co eq A n m ° a N LO IL LJ rt a: T O n � 2` L J xfleld Research Inc. March 17, 2011 MEMORANDUM (Draft Copy -For Discussion) TO: Mr. Ray Brandt FROM: Mary C. Bujold Maxfield Research Inc. RE: Assessment of Highest and Best Use of Property Located on County Road 21 at Fish Point Road in Prior Lake, Minnesota Introduction This memorandum review your property located on the north side of County Road 21 at the intersection with Fish Point Road in Prior Lake, Minnesota. At this time, the subject property is vacant. According to the City's current zoning/land use, the subject property is currently zoned as agricultural use, but this property is guided for future use as Business/Office Park for parcels that are located adjacent to County Road 21 and as low- density urban residential for parcels that are situated further north. This memorandum explores the potential attractiveness of parcels located immediately north of the subject property for commercial use that would be compatible with surrounding uses and would maintain the general considerations for use as a location for business development. Site Assessment The subject property is located north of the intersection of County Road 21 and Fish Point Road in Prior Lake, Minnesota. Fish Point Road has been constructed south of County Road 21, but has not been completed to connect with the existing segment of Fish Point Road that is located further north. The City's Comprehensive Plan calls for the eventual connection of Fish Point Road through the property to connect with the north segment. The connection of the southern segment of Fish Point Road to the northern segment is identified as a long -term timeframe. The Comprehensive Plan also calls for the upgrade of the County Road 21 and Fish Point Road intersection in the short-term. An upgrade of this intersection would further prepare this area for future development. The maps on the following pages identify the current guided use in 2030 and the proposed use. 61.5 I' Avenue NE, #500, Minneapolis, MN 55413 (612) 338 -0012 (612) 904 -7979 fax www.maxfieldresearch.com C14 GV 0 V'. C> 9Q rt o I k X41 I-A O 0 z C. 4 ) m lz 0-0 Lim e4 0 z C. 4 ) m lz 0-0 r-+ M O � N � �a �o w 4) as b . r.1 r � V ' i� Q� w " Cl VJ 0 0 3-i a ru Q w r z $ i a ! A r s_ -- F F . R 7 2e y . �..; LLUJ v z U a a A a w w 0 F --t, Mr. Ray Brandt. The subject property is currently vacant land zoned as agricultural. The property is currently guided for office/business park development. North of the property is single- family residential and the northern agriculturally -zoned area is also guided for single - family development. The land to the west/southwest of Margraf Lake is currently vacant. Single - family development is the predominant existing land use which is located north and west of the subject property. South of the subject property is a mix of primarily light industrial and public and semi - public property. To the southeast is commercial property and some public property. East of the property is industrial, public property and vacant undeveloped land that surrounds the southern half of Margraf Lake. Multifamily housing units are located south of County Road 21 and east of the southern segment of Fish Point Road. The land uses that currently exist in the immediate area of the subject property are those that would benefit from a limited level of convenience retail development at the intersection of Fish Point Road and County Road 21. We do not envision that the property would support a significant amount of retail development, primarily limited retail and service- oriented businesses that would serve the existing and future household base along with existing and future employees as the area continues to develop with residential and business uses. The portions of the subject property that directly abut County Road 21 would be most appropriate for the development of convenience retail uses. These uses would support future development that is planned for this area, such as office/business park, light industrial and single - family development. Retail uses would act as a buffer between traffic on County Road 21 which is projected to increase substantially over time and less dense uses to the north. Access to the property is convenient from the Fish Point Road intersection, which is planned to be upgraded. Once the north and south segments of Fish Point Road are connected, the appeal of the property for retail development would be significantly enhanced. Traffic Volumes Traffic volumes along County Road 21 have continued to increase over time. Table I presents information on recent traffic volumes and projected volumes on County Road 21 at 2030. In conversation with the City, a general slowdown in economic development due to the recession may modestly delay the rise in traffic volumes to the projected 2030 level, although most recent conditions suggest that traffic volumes in this area are accelerating rather rapidly. Table 1 shows that in 2002, estimated AADT (average annual daily trips) on County Road 21 west and east of Fish Point Road increased by 400 trips per day west of the intersection and by 700 trips per day east of the intersection. Current estimated traffic volumes on County Road 21 west of Fish Point Road total 15,300 trips. East of Fish Point Road is showing traffic volumes at 13,100 trips. The increase from 2002 to 2009 for volume west of Fish Lake Road is 2.7% and for the volume east of Fish Lake Road is 5.6 %. Traffic volume east of Fish Lake Road has increased twice as fast as the volume west of Fish Lake Road. MAXFIELD RESEARCH INC. Mr. Ray Brandt The projected traffic volume for 2030 for this area is currently listed as 24,700 west of Fish Point Road and 29,000 east of Fish Point Road. The projected volumes suggest that traffic will increase more rapidly moving east on County Road 21 from Fish Point Road, than to the west. According to the City's Transportation Plan, the intersection of Fish Point Road at County Road 21 is listed as planned for upgrades in the short -term. Long -term, the segment of Fish Point Road that is planned between County Road 21 and Highway 13 is expected to be constructed, although the general timing of this construction is likely to depend on the development of the property that is guided as low - density residential (general single - family homes). TABLE 1 TRAFFIC VOLUMETRFNDS INTERS EJCIION OFFISH POINT ROAD AND COUNTY ROAD 21 2002 2009 & 2030 AADT Estimate Estimate Projected Change, 2009 - 2030 2002 2009 2030* No. Pct. CR21, west of Fish Point Road 14,900 15,300 24,500 9,200 60.1% CR21, east of Fish Point Road 12,400 13,100 29,000 15,900 121.4% AADT = Annual Average Daily Trips * As projected in the City ofPrior Lake Transportation Plan Sources: MN/DOT; City of Prior Lake Transportation Plan; Maxfield Research Inc. Projected traffic volumes between 2009 and 2030 are expected to show significant increases, although the projected volumes are not expected to be fully realized until 2030 and may depend to some degree on improvements to County Road 21 that are under consideration east of Highway 13. The City is considering different options for the alignment and improvement (upgrades) of County Road 21 and its access to Downtown Prior Lake. It is generally accepted that the current configuration of County Road 21 through Downtown Prior Lake is unacceptable in order to be able to handle the projected traffic volumes. The final outcome of any temporary reconfiguration or the construction of a full bypass of the existing Downtown is being discussed, but no decisions have yet been made. Table 2 shows traffic volume trends for the area near to Downtown Prior Lake and County Road 21's intersection with Highway 13. Traffic volumes along County Road 21 are expected to increase dramatically by 2030. While additional traffic is expected along County Road 21 in the near term because of a new connection of County Road 21 with Highway 169, the trajectory of traffic volume increases remains somewhat uncertain. MAXFIELD RESEARCH INC. Mr. Ray Brandt TABLE2 TRAFFIC VOLUME TRENDS INTER.SEL OF HIGHWAY 13 & COUNTY ROAD 21 2001,2009,& 2030 Annual Average Daily Traffic (AADT) Estimate Estimate Projected Change, 2009 - 2030 2001 2009 2030* No. Pct. CR 21, west of Hwy 13 10,000 10,800 27,000 16,200 150.0 CR21, east of Hwy 13 10,300 10,800 24,500 13,700 126.9 Hwy 13, south of CR 21 15,000 17,900 22,000 4,100 22.9 1 /o Hwy 13, north of CR 21 12,500 13,700 21,000 7,300 53.3% * As ro' cted in the Cit y of Prior Lake Transportation Plan Sources: MN /DOT; Cky of Prior Lake Transportation Plan; SRF Consulting; Maxfield Research Inc. Traffic Volume Support for Commercial Development Commercial development and predominantly convenience retail development relies heavily on drive -by traffic for revenue support. Convenience retail uses, in considering locations that offer the greatest potential for success typically desire the following qualities in a location: • Moderate to high traffic volumes (varies somewhat for different types of uses) • Excellent visibility • Convenient and east ingress and egress to the property • Signalized intersection which enhances ingress and egress through controlled traffic movements that optimize the ability of vehicles from all directions to access the property. Traffic volumes as of 2009 are currently high enough to support many commercial retail uses and projected traffic volumes certainly support these types of uses along County Road 21. In addition to the traffic volumes however, locations that are most desirable are those that are located at the corners of signalized intersections where traffic must stop for a time, but where turning motions are allowed in each direction to access the parcels. The area east of the intersection of County Road 21 and Fish Point Road is guided for future light industrial development. The office/business park and light industrial development categories are somewhat different in the uses that would be allowed in each however the types of development that have usually located in these areas tend to be similar in character. The parcels immediately north at the Fish Point Road intersection will serve as a buffer between high traffic levels on County Road 21 and the proposed land use for property further north which is expected to develop primarily as single - family residential. Commercial retail uses located at the Fish Point Road intersection will provide additional convenience for residents, employees MAXFIELD RESEARCH INC. Mr. Ray Brandt and business owners and would be an additional amenity for all of these types of development. Households and businesses, because of increasing time constraints, are desiring to live and/or work in close proximity to retail goods and services. Convenience items such as a gas station/convenience store, small restaurant and drugstore are uses that are highly attractive to businesses that would locate in the area for the service needs of their employees as well as nearby households traveling to and from home. In the initial stages, commercial uses on the subject parcels would need to rely on traffic from County Road 21 and from south on Fish Point Road. In the future, once Fish Point Road is connected, any commercial uses would be able to attract business from the north along Fish Point Road. Guided Locations for Office/Business Park and Light Industrial The area immediately south of County Road 21 at Fish Point Road is currently guided for office/business park and industrial development. A similar situation is found north of County Road 21 at Fish Point Road. The other large area designated for planned industrial development is located at the west edge of Prior Lake, either side of County Road 282. Also adjacent to the planned industrial development is a relatively large section of land guided for neighborhood shopping. There are also two other large areas guided in the Comprehensive Plan for office/business park development. Both are located on County Road 42. In both cases, these properties are adjacent to other parcels that have been designated as guided for community retail shopping. The planning acknowledges the compatibility and attractiveness of locating retail goods and services in close proximity to office/business park uses because business owners desire locations where they and their employees can easily access these goods and services. In seeking locations for company offices, corporate users often select locations that have retail amenities nearby such as restaurants, hospitality and other convenience shopping items. At this time, the office/business park area located at the intersection of Fish Point Road and County Road 21 is not adjacent to an area that has been designated as neighborhood retail or community retail. There is a very small area located at the east edge of the City that is designated for hospitality and general business at the intersection of County Road 21 and County Road 87. It appears from the map that a portion of the property at this intersection may actually be located in Spring Lake or Credit River Townships. It is possible that the City may have an annexation agreement with either of these jurisdictions to incorporate this area into the City of Prior Lake. The area south of County Road 21 at the Fish Point Road intersection is currently guided as office/business park and has been developed with a mix of uses including light industrial, office and mini- storage. At this time, the market for these types of development has been temporarily MAXFIELD RESEARCH INC. Mr. Ray Brandt suppressed because of the recession. It is expected that demand for parcels to accommodate these uses will again increase as the economy progresses further in its recovery. Guided Locations for Neighborhood Shopping Areas The following general locations are shown on the City's 2030 Comprehensive Plan as guided for neighborhood shopping. Several of these areas are already developed with commercial retail uses. 1) Downtown Prior Lake (East of Highway 13 and north of County Road 21) 2) South and east on Highway 13 3) North and east on Highway 13, north of Main Avenue 4) Intersection of County Road 42 and Highway 13 5) In the northern tier of the City at major intersections along County Road 42 6) On the southwest side of the City, generally southeast of County Road 282 Locations 5 and 6 are those that are situated adjacent to properties that are guided for industrial and office/business park uses. Location 5 has two large areas where property is guided for use as office/business park and where there are also adjacent parcels guided as retail shopping. Additional neighborhood shopping areas are shown at major intersections and near to residential development. Households increasingly want convenience retail items in close proximity to their homes and or places of work to be able to access these goods and services easily. Time and convenience continue to remain high on everyone's list. We believe that the attractiveness of office and business park sites that have community retail adjacent to them will be highly desirable to businesses. The literature also supports this premise that amenities that are identified as desirable for Office Park development. According to the Urban Land Institute's Office Development Handbook, all of a site's qualities will affect the building's potential for attracting tenants. In the book, Jim Goodell, president of Goodell Associates of Pasadena, California, an office developer, makes these recommendations regarding site selection for office buildings: Located in areas with a sense of place, alongside support uses such as restaurants, shopping areas and club facilities. These support uses increase the ability of the office building to charge higher rents. MAXFIELD RESEARCH INC. Mr. Ray Brandt In suburban areas, the property should be located close to freeways or roads that feed into the regional traffic system. Good access to adjacent roads is critical. In considering the selection of locations for business parks, a location near amenities and services is considered to be highly desirable and to provide the business park location with a competitive advantage. Amenities and services such as retail facilities, hotels, and restaurants are considered important and can attract businesses that are considering multiple locations.' Existing Land Uses Table 3 shows a breakout of the existing land uses within the City of Prior Lake. TABLE3 EXISTING LAND USE CITY OF PRIOR LAKE May 2005 Land Use Acres Percent of Total Agriculture 1,826.33 16.3 Conenercial 126.69 1.1% Industrial 80.62 0.7 0 /6 Lakes 1,623.14 14.5% Multi-Family Residential 429.08 3.8 0 /a Parks and Recreation 1,177.34 10.5% Public/Semi- Public 338.73 3.0% Regional Ponds 10.77 0.1% R-O-W 995.56 8.9 0 /0 Single-Farnily Residential 2,652.63 23.7% SMSCTrust 593.93 5.3% SMSC Fee 533.02 4.8% Vacant 719.74 6.4% Wetlands 103.02 0.9 0 /0 Total 11,210.60 100.0% Source: City of Prior Lake 2030 Comprehens ive Land Use Plan As of 2005, the City of Prior Lake included 11,210.6 acres of land. Approximately 29% of the land within the City at that time is undevelopable because it is a lake, wetland, regional pond, right -of way or SMSC Trust Land. Another 4.75% of land is owned by the SMSC in fee. Residential uses comprise about 27% of the existing land area. The largest land use in the City remains single- family residential with 2,652.63 acres, despite an increase in the number of Frei, Anne, et al. Business Park and Industrial Development Handbook. Washington, D.C.: ULI -Urban Land Institute, 2001. MAXFIELD RESEARCH INC. Mr. Ray Brandt permits issued recently for new townhomes. Parks and recreation land encompassed 10.5% of the land area in the City as of 2005. Agricultural land is listed as one of the largest land uses in the City as of 2005 with a total acreage dedicated to agricultural of 1,826.33 acres or 16.29% of the total. The subject property is listed on the existing land use map as agricultural land. As growth continues in the Twin Cities Metro Area, this land will be developed eventually and its use will likely be divided into several categories depending on final development. Large areas in the northern tier of the City are also currently zoned as agricultural, but over time are guided toward various urban uses such as office/business park, community shopping, and single - family residential. Therefore, as the City grows, most, if not all of the land currently zoned as agricultural will be developed with other uses. The total amount of land currently zoned as commercial is 1.13% or 126.69 acres. Land zoned as industrial is even less, 80.62 acres or 0.72 %. The 2030 Comprehensive Land Use Plan allows for a reasonable portion of agricultural property to be eventually developed as office/business park or industrial. Parcels are generally located along major roadways, locations that are desirable for this type of development. The City of Prior Lake has entered into an orderly annexation agreement with Spring Lake Township encompassing approximately 3,000 acres. Most of this land area is vacant or agricultural land, but there are some existing large lot single - family residential sites included in the acreage. Other development constraints include some wetlands and lakes. However, the addition of this land area into Prior Lake will increase the supply of developable land within the City. A portion of the land to be annexed in the southwest corner as shown on the 2030 Land Use Map is guided for Industrial and Community Shopping along County Road 282. 2030 Land Use Designations The 2030 Land Use designations for Prior Lake identify the northern portion of the intersection of County Road 21 and Fish Point Road, approximately 14.81 acres as C -BO (Commercial - Business and Office Park. The criteria for this land use are intended to have low trip generation rate and utilization of the site that is compatible with natural features. Office parks are intended to serve small professional services in a group setting whereas such uses might otherwise be located in retail centers or in scattered freestanding buildings. This land use has high design standards and is intended to have the potential to incorporate features such as shared parking, open space, convenient housing and service, and reduction of traffic generation onto public streets. In general, the C-BO designation does not allow retail sales of products as a conditional use. The Neighborhood Retail Shopping (C -NR) designation is characterized by low - intensity, service- oriented retail, shopping and convenience facilities which are specifically designed to serve the residents of the immediate area. Although no mention is made in the land use plan MAXFIELD RESEARCH INC. Mr. Ray Brandt regarding serving the convenience needs of local employees of nearby office and industrial areas, neighborhood retail shopping and community shopping areas also serve these individuals. The intent of the neighborhood retail shopping area is to limit the amount and type of retail in this classification to a building size of no more than 10,000 square feet and a maximum lot area of 5 acres. In conjunction with the intention to serve the convenience needs of area residents, this type of use: • May be adjacent to low- density residential areas • Requires buffering and screening of activity areas from residences • Should be located at the intersection of streets classified at least as collectors and • Should be located within easy walking distance or within five minute driving time of residents within the primary neighborhood. The location of the subject parcels essentially at the intersection of County Road 21 and Fish Point Road meets all of the criteria identified above. The property is adjacent to an area that is guided for low- density residential development. It is located at the intersection of streets that are classified at a minimum as collectors, although the northern portion of Fish Point Road has not been constructed through to County Road 21 on the north side. This is identified in the 2030 Comprehensive Plan and in the Transportation Plan as long -term. The parcels are within walking distance and/or immediate driving distance of the future low - density neighborhood and currently within walking distance and/or driving distance of other business development and immediate nearby neighborhoods to the west. Once Fish Point Road is constructed through to County Road 21, the access to other nearby residential neighborhoods would be even more convenient. In considering that future land use for this area includes the connecting of Fish Point Road between County Road 21 and its current end point within the existing single - family subdivision, the connection of this roadway will automatically result in higher traffic volumes along Fish Point Road. Businesses and residents would find convenience retail at this location highly accessible and in accordance with the general requirements for neighborhood retail. Uses that are contemplated for the property under new zoning include coffee shop, gas station/convenience store, drugstore, and other small convenience and service uses targeted toward consumers. Residents would find these uses easily within walking distance and within easy driving distance also. Residents and employees that are traveling along County Road 21 to the east would be able to easily access retail goods and services at this location without having to travel further into the City and then back out again. MAXFIELD RESEARCH INC. Mr. Ray Brandt We envision that a small amount of convenience retail at this location could in effect reduce traffic congestion that would result from extra trips by local residents into the center of the city to obtain these goods and services. Neighborhood convenience services are currently located on Highway 13 and in Downtown Prior Lake. The proposed reconfiguration of County Road 21 through Downtown Prior Lake is most likely to reduce the potential for some convenience retail in the Downtown as the access and visibility will be constrained in some locations. Table 4 shows projected land use by acreage for the City of Prior Lake for the 2030 plan. TABLE4 2030 LAND US E PLAN City of Prior Lake 2006 Percent Land Use Acres of Total Residential 8,555 56.0°/a Rural Density 153 L0 0 /0 Low Density 7,674 50.210 Medium Density 409 2.7 0 /c High Density 319 2.1% Commercial 700 4.6% Neighborhood Retail Shopping 33 0.2% Cormnunity Retail Shopping 508 3.3 0 /a Hospitality General Business 102 0.7 0 /a Town Center 43 0.3% Transitional Town Center 14 0.1% Industrial 793 5.2% Business Office Park 265 1.7% Planned Industrial 528 3.5 0 /6 Parks, Recreation & Open Space 926 6.1% Right -0f - -Way 1,317 8.6% Lakes 2,396 15.7% SMSC Trust Land 594 3.9% Total 15,281 100.0 Source: City of Prior lake Additional land area has been designated in the City for commercial and industrial uses. Table 5 shows a broader base comparison of the land area of existing land uses with the projected land use in 2030. As shown on the table, commercial uses are estimated to increase by 0.5 %. Industrial uses are projected to increase by 2.0 0 /,D. The industrial category includes the sub - categories of MAXFIELD RESEARCH INC. Mr. Ray Brandt Business/Office Park and Planned Industrial. The figures for 2030 include areas that would be annexed from Spring Lake Township according to the orderly annexation agreement. Conclusions The size of the property under consideration is 14.81 acres and the southern boundary of the parcels front on County Road 21. Allowing for right -of -way, the amount of property that is requested to be rezoned for commercial use is 14.13 acres. The remaining 0.68 acres is requested to be allocated to low density residential development. In considering the location of the subject parcels, the existing and planned future land uses, the level of use of the existing roadways at the intersection which are planned to be upgraded and the locations (existing and planned) of retail development in the City, we believe that the subject parcels are appropriate for use as limited convenience retail and small service office. According to the 2030 Comprehensive Plan, there is no land use currently in this area to accommodate neighborhood shopping that would serve the existing and future residents and employees of this area. Hospitality and general business is planned for parcels further east. Transferring the 14.31 acres from industrial to commercial would have a very limited net affect on the total land area usage to 2030 and would provide for a limited amount of retail goods and services in the area as an amenity to the residential and industrial uses. It is our opinion that a limited amount of commercial development in this location would act as an amenity to the proposed land use and would be more attractive to companies that want to locate in this area as the vacant property is developed with the planned uses. MAXFIELD RESEARCH INC. TABLE5 COMPARISON OF 2020 AND 2030 LAND U4 E DESIGNATIONS City of Prior Lake 2006 2020 PLAN 2030 PLAN Percent Percent Lendthe Acres of Total Acres of Total Residential 6,866 57.6% 8,555 56.0% Cotmiercial 490 4.1% 700 4.6% Industrial 387 3.2'/0 793 5.2% Parks, Recreation & Open Space 926 7.8 926 6.1% Right -of -Way 993 8.3% 1,317 8.6 0 /6 Lakes 1,656 13.9% 2,396 15.7% SMSC Trust Land 594 5.0% 594 3.9 0 /6 Total 11,912 100.0 15,281 100.0 Source: City of Prior take Conclusions The size of the property under consideration is 14.81 acres and the southern boundary of the parcels front on County Road 21. Allowing for right -of -way, the amount of property that is requested to be rezoned for commercial use is 14.13 acres. The remaining 0.68 acres is requested to be allocated to low density residential development. In considering the location of the subject parcels, the existing and planned future land uses, the level of use of the existing roadways at the intersection which are planned to be upgraded and the locations (existing and planned) of retail development in the City, we believe that the subject parcels are appropriate for use as limited convenience retail and small service office. According to the 2030 Comprehensive Plan, there is no land use currently in this area to accommodate neighborhood shopping that would serve the existing and future residents and employees of this area. Hospitality and general business is planned for parcels further east. Transferring the 14.31 acres from industrial to commercial would have a very limited net affect on the total land area usage to 2030 and would provide for a limited amount of retail goods and services in the area as an amenity to the residential and industrial uses. It is our opinion that a limited amount of commercial development in this location would act as an amenity to the proposed land use and would be more attractive to companies that want to locate in this area as the vacant property is developed with the planned uses. MAXFIELD RESEARCH INC.