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Home My WebLink About4A 01 03 2017 Rezone Fountain Hills PC Report FINAL 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: JANUARY 3, 2017 AGENDA #: 4A PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: JEFF MATZKE AGENDA ITEM: HOLD A PUBLIC HEARING AND CONSIDER RECOMMENDING APPROVAL OF AN AMENDMENT TO THE 2030 COMPREHENSIVE LAND USE PLAN & THE OFFICIAL ZONING MAP AT 4300 AND 4400 FOUNTAIN HILLS DR NE DISCUSSION: Introduction Archer LLC has submitted a request for an amendment to the Comprehensive Plan Land Use Plan and Zoning Map for approximately 10.5 acres located at 4300 and 4400 Fountain Hills Drive. The proposed amendments are as follows: • Amend the 2030 Comprehensive Land Use Plan designation from C-CC (Community Retail Shopping) to C-BO (Business Office Park ), or to P-US (Planned Use) as noted in the “Conclusion” section. • Amend the official Zoning Map from C-2 (General Business) to C-3 (Busi- ness Park) History In the early 2000s, the Fountain Hills Addition and Fountain Hills 2nd Addition plats were created along with the local public street Fountain Hills Drive. The area has been developed as a general commercial center with a motor fuel station, day care, office/showroom, and dance studio uses currently occupying various prop- erties within the platted area. Current Circumstances The properties under consideration for a Comprehensive Land Use Plan and Zon- ing Map amendments are currently vacant and for sale. A prospective buyer has submitted the amendment application with the intention to place a fully enclosed self-service storage facility upon the property at 4400 Fountain Hills Drive. That lot is directly adjacent to the day care business on its west side. This self-storage use is not permitted in the current General Business (C-2) Zoning District, but it is permitted by Conditional Use Permit in the proposed Business Park (C-3) Zon- ing District. PHYSICAL SITE CHARACTERISTICS: Total Site Area: The area of the Comprehensive Plan Map Amendment and Zoning Amendment request consists of two properties (3.5 acres and 7.0 acres). Wetlands: W etlands exist on the north and west ends of the area. Access: Access to these properties is and will remain from Fountain Hills Drive. 2 Utilities: Water and sanitary sewer service is currently provided to the sites. Adjacent Land Use and Zoning: Existing Use Land Use Designation Zoning North CSAH 42 & Va- cant Land County ROW and R-HD (Urban High Density Residential) R-3 (High Density Resi- dential) South Vacant Land & Commercial Of- fice/Warehouse C-CC/P-US (Community Retail Shop- ping & Planned Use) C-2 & C-3 (General Commer- cial and Business Park) East Day Care, Motor Fuel Station C-CC (Community Retail Shop- ping) C-2 (General Business) West Agricultural Land P-US (Planned Use) C-3 (Business Park) Conclusion This commercial area has an entrance sign that refers to it as the “Fountain Hills Business Park”. It has a variety of land uses that are more like those in the C-2 District (motor fuel station and day care), and like those in the C-3 District (of- fice/showroom building). The proposed C-BO and C-3 designations are con- sistent with the goals of the Comprehensive Plan and Zoning Districts, which would allow the proposed self-service storage facility use. The amended com- prehensive land use plan designation could also be that for P-US Planned Use, which are the adjacent land uses to the south and west. Both land use designations support a C-3 Business Park zoning district. ISSUES: The Comprehensive Plan goals and objectives that are applicable to this request are as follows: GOAL: ECONOMIC VITALITY 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. This Comprehensive Plan Amendment will allow for businesses that serve the surrounding area and match land uses to the south and west. 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 3 • 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. In support of the third bullet, the uses allowed would be appropriate on the prop- erty due to consistency with other current land designations on vacant land to the south and west of the site and other nearby current businesses (see Attachment #4 with a table of uses showing a comparison of the C-2 and C-3 Districts). Fur- ther review and analysis will be done as part of any future Conditional Use Permit process, assuming the proposed self-service storage project moves forward. ALTERNATIVES: Two separate motions are required: Comprehensive Plan Amendment 1. Motion and a second to recommend approval of the Comprehensive Land Use Plan amendment from C-CC to either C-BO or P-US. 2. Motion and a second to table action and provide further direction to city staff. 3. Motion and a second to recommend denial of the Comprehensive Land Use Plan amendment. Zoning Amendment 1. Motion and a second to recommend approval of the Official Zoning Map amendment from C-2 to C-3. 2. Motion and a second to table action and provide further direction to city staff. 3. Motion and a second to recommend denial of the requested Zoning Map amendment. RECOMMENDED MOTIONS: Alternative #1 for both motions ATTACHMENTS: 1. Location Map 2. Proposed 2030 Comprehensive Land Use Plan amendment 3. Proposed Official Zoning Map amendment 4. C-2 and C-3 Zoning District comparison table 5. Proposed plans for a fully enclosed self-service storage facility 140TH ST NE FOUNTAIN HILLS DR NE FOUNTAIN HILLS CT NE FOUNTAIN HILLS CT NE Ü 4300 & 4400 Fountain Hills Drive NE ReZone and Comp Plan Map Amend Location Map LOWER PRIOR LAK E GD (904) PIKE LAKE NE (820.5) MYSTIC LAKE NE HAAS LAKE NE (907.3) Lower Prior Lake SUBJECTPROPERTY SUBJECTPROPERTYSUBJECTPROPERTY 2030 Comprehensive Land Use Plan CURRENT PROPOSED P-US, Planned Use P-US, Planned Use C-CC C-CC C-CC P-US P-US P-US, Planned Use P-US, Planned Use C-BO C-CC, Community Retail Shopping C-CC, Community Retail Shopping C-BO, Business Office Park C-CC C-CC R-LD, Urban Low Density R-LD, Urban Low Density R-MD, Urban Medium Density R-MD, Urban Medium Density R-HD, Urban High Density R-HD, Urban High Density Zoning Use Districts CURRENT PROPOSED C-2, General Business C-3, Business Park C-3, Business Park C-3, Business Park C-2, General Business C-3 C-3 C-3 R-1, Low Density Res. R-1, Low Density Res. C-2 C-2 C-2 C-3 PUD PUD A A R-3, High Density Res. R-3, High Density Res.