HomeMy WebLinkAbout10C-Comp Plan & Zoning Map Amendment (Fountain Hills) ti
U 4646 Dakota Street SE
Prior Lake,MN 55372
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CITY COUNCIL AGENDA REPORT
MEETING DATE: JANUARY 12, 2015
AGENDA#: 10C
PREPARED BY: DAN ROGNESS, COMMUNITY & ECONOMIC DEVELOPMENT DIRECTOR
PRESENTED BY: DAN ROGNESS AND JEFF MATZKE, PLANNER
AGENDA ITEM: CONSIDER APPROVAL OF: (1) A RESOLUTION AMENDING THE 2030
COMPREHENSIVE LAND USE PLAN FROM COMMUNITY RETAIL SHOP-
PING (C-CC) TO PLANNED USE (P-US), AND (2) AN ORDINANCE AMEND-
ING THE OFFICIAL ZONING MAP FROM GENERAL BUSINESS (C-2) TO
BUSINESS PARK (C-3), ALL FOR PROPERTY ON FOUNTAIN HILLS DRIVE
DISCUSSION: Introduction
The purpose of this agenda item is to consider amendments to the Comprehen-
sive Land Use Plan and the Official Zoning Map to change the land use and zon-
ing of property located at 4285 Fountain Hills Drive.The 4.6-acre parcel is located
at the west end of Fountain Hills Drive, south of County Highway 42, and west of
Pike Lake Trail. Elander Mechanical, Inc. has made application for these two
amendments in order to allow the construction of a proposed 20,000+square foot
office/warehouse project. The applicant currently resides in Prior Lake with a
need to move his business from Shakopee.
Histo
In April of 2002, the City Council approved the Fountain Hills 2nd Addition. This
site was designated as Lot 1, Block 2 and pre-graded for future development of
C-CC (Community Retail Shopping) commercial land uses. In 2013, as part of
the County Highway 42 corridor land use study, the City Council re-guided the
Vierling property directly west of this site from Business Office Park (C-BO) to
Planned Use (P-US).
Current Circumstances
Elander Mechanical is requesting a 2030 Comprehensive Land Use Plan Amend-
ment from Community Retail Shopping (C-CC) to Planned Use (P-US), and re-
zone of 4285 Fountain Hills Drive NE from General Business (C-2) to Business
Park (C-3). On December 22, the Planning Commission held a public hearing
with no comments; it recommended approval of both actions by a 4-0 vote.
This 4.6-acre parcel will be added to Sub-Area A, Vierling South, of the Planned
Use District, which directs overall development to include 50% Commercial, 25%
High-Density Residential, and 25% Medium Density Residential. Obviously, this
parcel will become part of the 50% Commercial, or approximately 5 of 35 total
commercial acres in Sub-Area A
Conclusion
Staff has evaluated this application based upon the following information:
Phone 952.447.9800 / Fax 952.447.4245/www.cityofpriorlake.com
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The area of the amendments consists of 4.6 acres.
Vegetation: The site was preliminarily graded as part of the Fountain Hills 2nd
Addition Plat; it is currently vacant.
Wetlands: The site is subject to the provisions of the State Wetland Conserva-
tion Act; no identified wetlands currently exist within this property.
Access: Access to the site is from a completed adjacent local street, Fountain
Hills Drive.
Utilities: Municipal sewer and water services are in place for this site.
2030 Comprehensive Plan Designation: This property is designated for Com-
munity Retail Shopping (C-CC) uses on the 2030 Comprehensive Plan Land Use
Map and zoned as General Business (C-2) Commercial.
Adjacent Land Use and Zoning:
Existing Use Land Use Designation Zoning
North Fountain Hills Dr„vacant C-CC C-2
Land (community Retail Shopping) (General Business
South Agricultural Land R-MD R-3
(Urban Med.Density Residential) ((High Density Residential)
East Fountain Hills Townhomes R-HD R-3
Urban High Density Residential (High Density Residential
West Agricultural Land P-US C-3
F (Planned Use) (Business Park)
Conclusion
The applicant is proposing to develop this site with an office/warehouse commer-
cial use. The proposed Comprehensive Plan and Zoning Map Amendments are
consistent with this overall conceptual development proposal. Adjacent proper-
ties to the west, along the undeveloped area along the future Fountain Hills Drive
corridor are designated for the same Planned Use (P-US) and Business Park (C-
3) classifications as this proposed amendment. A description of the Planned Use
land designation is attached to this report.
In addition, the list of uses in the table attached at the end of this report compares
the land uses and performance standards of the C-2 (General Business) and C-
3 (Business Park) Zoning Districts. The major difference between allowed uses
in these two zoning districts is the distinction between retail, restaurant and gen-
eral consumer land uses (C-2) as compared to office, warehouse, storage, and
light manufacturing land uses (C-3). While the approval of these proposed
amendments could allow for any listed C-3 land use to be placed on the site, the
applicant is proposing an office/warehouse land use for the placement of a plumb-
ing/mechanical business on the site (see concept site plan).
2
Comprehensive Plan Amendment Findings:
The Comprehensive Plan goals and objectives which are applicable to this pro-
posed request are as follows:
GOAL: ECONOMIC VITALITY
OBJECTIVE No. 1: Determine and strive for a balance of commerce,
industry, and population.
While land designated for Planned Uses can be found in the surrounding
area there are currently no developed properties with street and utility
infrastructure in place 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 P-US and C-3 designations are consistent with these goals.
Zoning Ordinance Amendment Findings:
Section 1108.600 of the Zoning Ordinance identifies the following policies for
amendments to the Official Zoning Map:
• The area, as presently zoned, is inconsistent with the policies and goals of
the Comprehensive Plan, or the land was originally zoned erroneously due to
a technical or administrative error, or
• The area for which rezoning is requested has changed or is changing to such
a degree that it is in the public interest to rezone so as to encourage redevel-
opment of the area, or
• The permitted uses allowed within the proposed Use District will be appropri-
ate on the subject property and compatible with adjacent properties and the
neighborhood.
The permitted uses allowed within the Business Park (C-3) Zoning District will be
appropriate on the subject property and compatible with the zoning of adjacent
properties to the west. In fact, the existing use on an adjacent lot directly to the
northeast includes an office/showroom use that is not very dissimilar to the pro-
posed office/warehouse use for Elander Mechanical.
ISSUES: There was no public to speak for or against these proposed amendments at the
public hearing on December 22. The commercial land uses identified in the
existing C-2 Zone versus those identified in the proposed C-3 Zone are not
significantly different (as compared to going from C-2 to 1-1). Also, visibility from
3
County Highway 42 is poor to non-existent; therefore, this site may not be best
for the C-2 designation. Also, there had been some EDA discussion about the
applicant dividing this parcel into two, thereby leaving the easterly half as C-2.
However, this application is to approve two amendments for the full parcel in
order to allow Elander Mechanical, or another future business, to potentially
expand in the future.
ALTERNATIVES: 1. Motion and a second to approve a resolution amending the 2030 Com-
prehensive Land Use Plan from Community Retail Shopping (C-CC) to
Planned Use (P-US) for property on Fountain Hills Drive.
2. Motion and a second to approve an ordinance amending the Official Zon-
ing Map from General Business (C-2) to Business Park (C-3)for property
on Fountain Hills Drive.
3. Motion and a second to table action and ask City staff to provide additional
information as requested by the Council.
4. Motion and a second to deny one or both amendments based on findings
of fact.
RECOMMENDED Alternatives#1 and #2
MOTION:
ATTACHMENTS: 1. Location Map
2. Amended Comprehensive Land Use Plan Map and Official Zoning Map
3. Planned Land Use Description
4. List of C-2 (General Commercial) and C-3 (Business Park) Land Uses
5. Conceptual site plan for Elander Mechanical
4
O� PR12
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4646 Dakota Street SE
' _Msott, Prior Lake,MN 55372
RESOLUTION 15-xxx
A RESOLUTION AMENDING THE 2030 COMPREHENSIVE LAND USE PLAN FROM COMMUNITY
RETAIL SHOPPING (C-CC)TO PLANNED USE (P-US) FOR PROPERTY ON FOUNTAIN HILLS DRIVE
Motion By: Second By:
WHEREAS, Elander Mechanical, Inc. has applied to the City of Prior Lake to amend the 2030
Comprehensive Land Use Plan at 4285 Fountain Hills Drive ("Parcel') in order to allow a
proposed Office/Warehouse project; and
WHEREAS, The City Council desires to amend the Comprehensive Land Use Plan Map of the 2030
Comprehensive Plan in order to re-guide the land use on this Parcel from Community Retail
Shopping (C-CC) to Planned Use (P-US); and
WHEREAS, The 4.6-acre Parcel shall be included within Sub-Area B, Vierling South, that directs overall
development to include 50% Commercial, 25% High-Density Residential, and 25% Medium
Density Residential; and
WHEREAS, After a public hearing was held on December 22,2014,the Planning Commission recommended
approval of the proposed amendment to the 2030 Comprehensive Land Use Plan.
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 of Prior Lake approves an amendment to the 2030 Comprehensive Land Use Plan
(Figure 3.2), amending the Parcel (Lot 1, Block 2, Fountain Hills 2nd Addition)from Community Retail
Shopping (C-CC)to Planned Use (P-US) as part of Sub-Area B, subject to Metropolitan Council
approval, and authorizes city staff to submit such amendments to the Metropolitan Council.
PASSED AND ADOPTED THIS 12th DAY OF JANUARY, 2015.
VOTE Hedberg Keeney McGuire Morton Thompson
Aye ❑ ❑ ❑ ❑ ❑
Nay ❑ ❑ ❑ ❑ ❑
Absent ❑ ❑ ❑ ❑ ❑
Abstain ❑ ❑ ❑ ❑ ❑
Frank Boyles, City Manager
O� PR C
U M 4646 Dakota Street SE
Prior Take MN 55372
'yr sogP
CITY OF PRIOR LAKE
ORDINANCE NO. 115-xx
AN ORDINANCE AMENDING SECTION 1101.700 OF THE PRIOR LAKE CITY CODE AND
THE OFFICIAL ZONING MAP FOR THE CITY OF PRIOR LAKE
The City Council of the City of Prior Lake,Minnesota,does hereby ordain that:
1. The Prior Lake Official Zoning Map, referred to in Prior Lake City Code Section 1101.700, is hereby amended
to provide a zoning classification of the following legally described property to Business Park(C-3)
LEGAL DESCRIPTION:
PID:25-390-0020;Lot 1,Block 2,Fountain Hills 2 n Addition,City of Prior Lake,Scott County,Minnesota
2. This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 121 day of January,2015.
ATTEST:
City Manager Mayor
Published in the Prior Lake American on the 17'day of January,2015.
t3 }r 4285 Fountain Hills Drive NEr
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4285 Fountain Hills Drive NE
Existing / Proposed
2030 Comprehensive Plan Amendment
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C-CC (Community Reta ill Shopping)
(Community Retail Shopping)
p-rj^v --J P-US EJUNTAIN ML-LScDR-NE W
(Planned Use) j�� EOUNTAIN:HILL-S.DR:NE_I (planned Use) ?
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(Community i Retail
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Retail-� ( r (Urban a Shopping) : High Density, °1 /
-� \ Shopping) High Density}
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C-CC i , m�
- P-US ��
(Coanrnurrity J 1 � {Planned Use) } L� �`-
Retail
Shopping)
Existing
RHD Proposed Change (Urban
(Urban ) High
2030 Comp Plan High !
R-MD (Urban Medium Density) Density):, I
R-MD (Urban Medium Density) Density)
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(Urban Low Density) �\ (Urban Low Density)
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4285 Fountain Hills Drive NE
Existing / Proposed
Re-Zone /amendment
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usiness Park)
Proposed
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(Business
Existing j Proposed
C-2 C-3(Business Park)
(General Business) Area
Area -
(High Density Residential)
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R-1 R-1
(Low Density Residential) (Low Density Residential)
PLANNED USE DISTRICT
The intent of the"Planned Use"land designations is to encouracte a variety of residential densities
and commercial uses within one cohesive development Rather than designate certain property for
a specified land use this designation allows more flexibility to work with varied land constraints,
roadway access guidelines and the local market demand. Prior Lake's Planned Use district
includes four land use types including three residential and one commercial Each land use has an
allocation intencled to allow for small deviations from exact percentages listed below.
Development location criteria: Thls use is ideal in areas within close proximity to main
thoroughfares through the city,areas that have unique natural landscapes, areas that benefit from
large-area planned development,and areas where high density housing may serve as a buffer
between commercial and other lower density residential uses, The County Highway 42 corridor is an
example of an area in Prior Lake that has these locational characteristics.
Minlnutm Requirements for Development These areas are established in the Comprehensive Plan,
as amended to comply with the recommendations of the County Highway 42 Study,as addended
herein.
Utilities:All city utilities required.
Typical Uses: Low, medium and high density housing: retail shopping centers; high amenity
facilities for professional administrative executive and research bcrsinesses (exclusive of
heavy manufacturing and distribution), and other offices without merchandising
Corresponding Zoning and Implementation: These Planned Use sub-areas are anticipated to be
developed using the preferred Planned Unit Development(PUD)zoning classification, or
separate residential (R-1 R-2 or R-3)andlor commercial (C-2 or C-3) zoning districts. A
concept or general development plan for each sub-area would ensure the overall percentages
of each land use is accommoclated.While the percentages of each land use area is intended as
a guide overall housing net density shall not be less than what is summarized above for each
sub-area.
PRIOR LAKE
C-2 AND C-3 ZONING DISTRICT COMPARISON
EXISTING ZONE ON SUBJECT PROPERTY PROPOSED ZONE FOR SUBJECT PROPERTY
"C-2"General Business Use District "C-3"Business Park Use District
(amendments considered by City Council on 12/22 14
Libraries Business Services
Parks and Open Spaces Business/Trade School
Police and Fire Stations Convention and Exhibition Center
Offices Data Center
Business and Trade Schools Hotels Motels
Service Facilities Manufacturing/Processing
Permitted Uses Retail Shops Medical/Dental Laboratory
(no further review needed by Planning Commission) Banks Medical/Dental Office
Medical/Dental Offices Office/Warehouse
Museums Offices
Showrooms Printing Process
Studios Research and Testing Laboratories
Funeral Homes Showroom
Studio
Warehouse/Storage/Distribution
Adult Day Care Outdoor Stora e
Appliance,Small Engine and Bicycle Repair Police and Fire Stations
CopyShop Private Entertainment indoor
Dry Cleaning,Laundering(Route Pick-Up&Delive Public Service Structures
Food Service Retail Sales,Limited
Game Rooms Storage or Parking of Vehicles
Uses Permitted With Conditions Group Day Care/Nursery School Wholesale Use
(stated conditions specific to each use must be met to Hotel/Motel
be permitted) In-Vehicle Sales or Service
Medical and Dental Laboratories
Public Service Structures
Restaurants/Clubs/Lodges without Liquor License
Senior Care Facility
Shopping Center
Utility Substation
Adult Uses Animal Handling.
Alternative School Auto Body/Painting
Animal Handling Gun Range,Indoor
Car Wash Heliport
Convention/Exhibition Halls Motor Vehicle Service and Repair
Uses Permitted By Conditional Use Permit Marinas Outdoor Stora e,Class 11
(review and approval needed by the Planning Motor Fuel Station Self-Service Storage Facility
Commission with a public hearing) Motor Vehicle Sales
Motor Vehicle Service,Repair
Outdoor Sales(Dis la
Private Entertainment indoor
Restaurants/Clubs/Lodges with Liquor
IShopping Centers Over 150,0005 .Ft.Gross Floor Area
Bar Outdoor display of products
Food Service Parking lots or parking structures
Accessory Uses Hehsto s Radio transmitter,microwave,communication tourer
Incidental Repair or Processing Structures to enclose trash/recycling equipment
On-Site Parking Lots
Warehouse/Storage
Minimum lot Area 1 Acre 1 Acre
Minimum Lot Width(ft) 150 100
Maximum Height 45'or 4 stories,whichever is greater 45'or 4 stories,whichever is less
Front Yard Setback(ft) 30 30
Side Yard Setback(ft) 20 15
Rear Yard Setback ft) 30 20
Parking Setback(ft) 10 10 front);S(side);10(rear)
Building Setback Adjacent to"R"Use District(ft 60 30(front);50(side);50 rear
Parking Setback Adjacent to"R"Use District ft 20 10(front);20(side);20(rear)
1 4285 Fountain (Hills ®rive NE
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