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HomeMy WebLinkAbout9A Rezone C-2 to C-3 Report 4646 Dakota Street SE Prior Lake, MN 55372 CITY COUNCIL AGENDA REPORT MEETING DATE: JANUARY 23, 2017 AGENDA #: 9A PREPARED BY: DAN ROGNESS, COMMUNITY & ECONOMIC DEVELOPMENT DIRECTOR PRESENTED BY: DAN ROGNESS 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) 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 Com- munity Retail Shopping (C-CC) to Planned Use (P-US).  Amend the Official Zoning Map from General Business (C-2) to Business Park (C-3) 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. The Planning Commission held a public hearing on these two requests on Janu- ary 3, 2017; no one spoke at the hearing other than the applicant. The commis- sion voted 4-1 in favor of both amendments. PHYSICAL SITE CHARACTERISTICS: 2 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: Wetlands exist on the north and west ends of the area. Access: Access to these properties is and will remain from Fountain Hills Drive. 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/Showroom 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 P-US 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. 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: 3  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. 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: 1. Motion and a second to approve a resolution approving an amendment to the 2030 Comprehensive Land Use Plan from Community Retail Shop- ping (C-CC) to Planned Use (P-US). 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). 3. Motion and a second to table action and provide further direction to city staff. 4. Motion and a second to deny one or both amendments based on findings of fact. RECOMMENDED MOTIONS: Alternatives #1 and #2 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 CITY OF PRIOR LAKE, MINNESOTA ORDINANCE NO. 117-XX AN ORDINANCE AMENDING SECTION 1101.700 OF PRIOR LAKE CITY CODE AND THE OFFICIAL ZONING MAP FOR THE CITY OF PRIOR LAKE MOTION BY: _________________ SECOND BY: __________________ The City Council of the City of Prior Lake does hereby ordain: 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: 25-390-001-1; Lot 1, Block 1, Fountain Hills Addition, City of Prior Lake, Scott County, Minnesota PID 25-363-001-0; Lot 1, Block 1 Fountain Hills 2nd Addition, City of Prior Lake, Scott County, Minnesota This ordinance shall become effective from and after its passage and publication. Passed by the City Council of the City of Prior Lake this 23rd day of January, 2017. ATTEST: ______________________________ _______________________________ City Manager Mayor To be published in the Prior Lake American on the Saturday following official notice of the Metropolitan Council’s approval of the corresponding Comprehensive Land Use Plan amendment to Planned Use. 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 17-___ A RESOLUTION AMENDING THE 2030 COMPREHENSIVE LAND USE PLAN FROM COMMUNITY RETAIL SHOPPING (C-CC) TO PLANNED USE (P-US) Motion By: Second By: WHEREAS, Archer LLC has applied to the City of Prior Lake to amend the 2030 Comprehensive Land Use Plan at 4300 and 4400 Fountain Hills Drive (“Parcels”) to allow a proposed self-service storage facility project; and WHEREAS, WHEREAS, The City Council desires to amend the Comprehensive Land Use Plan Map of the 2030 Comprehensive Plan to re-guide the land use on this Parcel from Community Retail Shopping (C-CC) to Planned Use (P-US); and The 10.5-acre Parcels shall be included with 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 January 3, 2017, 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 Parcels (Lot 1, Block 1, Fountain Hills Addition; and Lot 1, Block 1, 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 23rd DAY OF JANUARY, 2017. VOTE Briggs McGuire Thompson Braid Burkart Aye ☐ ☐ ☐ ☐ ☐ Nay ☐ ☐ ☐ ☐ ☐ Abstain ☐ ☐ ☐ ☐ ☐ Absent ☐ ☐ ☐ ☐ ☐ ___________________________ Frank Boyles, City Manager 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 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.