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HomeMy WebLinkAbout14.C.1. Reguiding property fromCommercial to Medium Density Residential-Res. No. 5900 Jtc. / I CITY OF SHAKOPEE Memorandum CASE NO.: 03-046 TO: Mayor and City Council Mark McNeill, City Administrator FROM: Mark Noble, Planner I SUBJECT: Comprehensive Plan Amendment to Reguide Property Located at the Northwest Comer of Eagle Creek Blvd. and Roundhouse Street from Commercial to Medium Density Residential MEETING DATE: June 17,2003 REVIEW PERIOD: April 25, 2003 to August 22, 2003 INTRODUCTION Derrick Investment Company has submitted an application for a Comprehensive Plan Amendment to reguide property from Commercial to Medium-Density Residential. The subject site is located at the northwest comer of the Eagle Creek Blvd./Roundhouse Street intersection. The applicant has also submitted applications for a rezoning to the Medium Density Residential (R-2) Zone, a variance for reduced setbacks and a Conditional Use Permit (CUP) to allow multiple structures on a lot. The rezoning request will be on the Council's June 17,2003 agenda, and action on the rezoning will be contingent on the Council approving the Comprehensive Plan Amendment. The CUP and variance applications will be addressed on June 19, 2003 by the Board of Adjustment and Appeals. CONSIDERATIONS The proposed rezoning is not presently consistent with the adopted land use plan, which guides it "commercial". The Draft Comprehensive Plan Update identifies this property, noting that a change to medium/high density residential would provide market support and a compatible land use pattern with the adjoining commercial areas. The applicant's request is consistent with the draft report findings. Based on these findings, staff recommends that the Council approve the Comprehensive Plan Amendment request. PLANNING COMMISSION RECOMMENDATION The Planning Commission reviewed this request at their June 5, 2003 meeting, and by a 7-0 vote, they recommended approval ofthe request. The June 5, 2003 staff report to the Commission is attached for the Council's information. ALTERNATIVES 1. Approve Resolution No. 5900, a resolution approving the request to reguide the subject property from Commercial to Medium Density Residential. 2. Deny the request to reguide the subject property from Commercial to Medium Density Residential, and direct staff to prepare findings for adoption at the Council's meeting of July 1,2003. 3. Table the matter and request additional infol;1llation. ACTION REQUESTED Offer and approve a motion to adopt Resolution No. 5900, a resolution approving the request to reguide the subject property from Commercial to Medium Density Residential. ~ - Planner I G:Cc\2003\06-I7\comp pIn amnd - derrick.doc RESOLUTION NO. 5900 A RESOLUTION OF THE CITY OF SHAKO PEE APPROVING A REQUEST TO REGUIDE CERTAIN PROPERTY FROM COMMERCIAL TO MEDIUM DENSITY RESIDENTIAL WHEREAS, Derrick Investment Company, applicant, and Pact Credit River Rd., LLP, property owner, have requested the re-guiding of certain property from Commercial to Medium Density Residential; and WHEREAS, the subject property is legally described as: Outlot A, Eagle Ridge rt Addition; and Commencing at the Northeast corner of the South one-half of the Southeast one-quarter and running thence west along the North line thereof a distance of 1136.76 feet to the actual point of beginning; thence South at right angles a distance of 411.35 feet to a point on the North line of Highway 16, thence Northwesterly along said North line of Highway 16, a distance of850.14 feet to its intersection with the said North line of South one-half; thence East a distance of 744.0 feet to the actual point ofbeginning; all in Section 6, Tract 115N, Range 22W, containing 3,5 acres, Scott County, Minnesota; and WHEREAS, notices were duly sent and posted, and a public hearing was held before the Planning Commission on June 5, 2003, at which time all persons present were given an opportunity to be heard; and WHEREAS, the City Council heard the matter at its meeting of June 17, 2003; and NOW, THEREFORE BE IT RESOLVED, that the City Council of the City of Shakopee hereby adopts the following findings of facts relative to the above-named request: Finding No.1: The current Comprehensive Plan is not in error, but reflects the current use of the subject properties. Finding No.2: Significant changes in community goals and policies have not occurred. Finding No.3: Significant changes have occurred in neighborhood development patterns. Specifically, commercial development of CSAH 17 and STH 169 has resulted in less demand for commercial development north of 1 dh Avenue. BE IT FURTHER RESOL YED, that the request to amend the 1999 Comprehensive Plan Update by re-guiding the subject property on the Land Use Plan from commercial to medium density residential is hereby approved. Passed in regular session of the City Council of the City of Shakopee, Minnesota held this day of , 2003. Mayor of the City of Shakopee Attest: Judith S. Cox, City Clerk ." ;;tP~ CITY OF SHAKOPEE Memorandum CASE NO.: 03-046 TO: Planning Commission FROM: Mark Noble, Planner I SUBJECT: Comprehensive Plan Amendment to Reguide Property Located at the Northwest Comer of Eagle Creek Blvd. and Roundhouse Street from Commercial to Medium Density Residential MEETING DATE: June 5, 2003 REVIEW PERIOD: Apd125, 2003 to August 22,2003 Site Information Applicant: Derrick Investment Company Property Owner: Pact Credit River Rd., LLP Location: Northwest Comer of Eagle Creek Blvd. & Roundhouse Street Existing Zoning: Highway Business (B-1) Zone Proposed Zoning: Medium-Density Residential (R-2) Zone Adjacent Zoning: North: Highway Business (B-1) Zone South: Highway Business (B-1 )/Multiple-Family Residential (R-3)/ Medium-Density Residential (R-2) Zones West: Highway Business (B-1)/Multiple-FamilyResidential (R-3) Zones East: Multiple-Family Residential (R-3) Zone Compo Plan: Commercial Acreage: 4,0 Acres MUSA: The site is within the MUSA boundary. Attachments: Exhibit A: ZoningILocation Map Exhibit B: Applicant's Narrative Exhibit C: Site Plan INTRODUCTION Derrick Investment Company has submitted an application for a Comprehensive Plan Amendment from Commercial guiding to Medium-Density Residential guiding. The subject site is located at the northwest comer of the Eagle Creek Blvd./Roundhouse Street intersection (Exhibit A). The site is presently vacant. Located to the north, adjacent to this site, are the Super 8 Motel and the Whispering Heights Apartments. Located east of Roundhouse Street are the Eagle Creek Townhomes and south of Eagle Creek Blvd, are the White Pines Apartments, an Oasis gas station, and single-family residences, The applicant has submitted applications for a rezoning to the Medium Density Residential (R-2) Zone, a variance for reduced setbacks and a Conditional Use Permit (CUP) to allow multiple structures on a lot, which will all be reviewed by the Planning CommissionIBoard of Adjustment and Appeals on June 5th. The CUP, if approved, would include a condition that the approval is contingent on the comprehensive plan amendment and rezoning requests being approved. . CONSIDERATIONS The City's Comprehensive Plan sets basic policies to guide the development of the City. The purpose of designating different areas for residential, commercial, and industrial land uses is to promote the location of compatible land uses, as well as to prevent incompatible land uses from being located in close proximity to one another. The Zoning Ordinance is one ofthe legal means by which the City implements the Comprehensive Plan. Under Minnesota statute, zoning is to conform with a city's comprehensive plan. The proposed rezoning is not presently consistent with the adopted land use plan which guides it "commercial" . The Draft Comprehensive Plan Update identifies this property, noting that a change to medium/high density residential would provide market suppOli and a compatible land use pattern with the adjoining commercial areas. The applicant's request is consistent with the draft report findings. Based on these findings, staff recommends that the Commission recommend approval of the Comprehensive Plan Amendment request. Copies of the land use plans and the Zoning Ordinance are available for viewing at City Hall and will be made available at the June 5, 2003 meeting. Other staff were provided the opportunity to provide comments regarding this application. No comments were received. FINDINGS The Zoning Ordinance does not specify criteria for granting a Comprehensive Plan Map amendment. Though reasonable criteria would be Criteria 1 -3 for Zoning Ordinance amendments, Staff has provided Criteria 1 - 3 for the Commission's review and discussion, Criteria #1 That the adopted Comprehensive Plan is in error; The current Comprehensive Plan is not in error, but reflects the current use of the subject properties. Criteria #2 That significant changes in community goals and policies have taken place; Significant changes have not occurred in community goals and policies, Criteria #3 That significant changes in City-wide or neighborhood development patterns have occurred. Significant changes have occurred in neighborhood development patterns, Specifically, commercial development of CSAH 17 and STH 169 has resulted in less demand for commercial development north of 1dh Avenue, ALTERNATIVES 1. Recommend to the City Council the approval of the request to reguide the subject property from Commercial to Medium Density Residential. 2. Recommend denial by the City Council of the request to reguide the subject property from Commercial to Medium Density Residential. 3. Continue the public hearing and request additional information from the applicant or staff. 4. Close the public hearing, but table the matter and request additional infOlmation. STAFF RECOMMENDATION Staff recommends Alternative No.1, reconunend to the City Council the approval ofthe request to reguide the subject property from Commercial to Medium Density Residential. ACTION REQUESTED Offer and approve a motion consistent with the wishes of the Commission. ~ Planner I G:BOAA-PC\2003\06-05\comp pin amnd - derrick.doc e.\C~ ,e",- At.. " - l...-.__ , i : I I i n'+:R I ! ~_Ll--' I !;~"-i 1 , r-i1'"Il ! ~I ..-vr--,' .-" L.L.LJ \ -IV-' II I N ~ W*, SHAKOPEE COMMUNIIY I'RlDE SINCE 1&'7 Comprehensvie Plan Amendment: s Commercial to Medium Density Residential D Zoning Boundary , Parcel Boundary _ Parcel Area in Question . ex+-' '~IT"" ~ EAGLE POINTE NARRATIVE Cottage Homesteads is proposing a 20 unit, one-level townhome community for seniors for the land at Eagle Creek Boulevard and Roundhouse Street. The 4-acre parcel has remained undeveloped as commercially zoned land. Commercial development has probably bypassed this site because this portion of Eagle Creek Boulevard was developed entirely with residential, mostly mid and high density, not commercial. The only commercial is around the corner on Marshall. The county has restricted access along the entire length of Eagle Creek so that access must come solely from Roundhouse. Not a situation that lends itself to commercial development. We feel that our one-level townhome development will fit nicely on this site. It is already surrounded by mid and high density residential. We will provide convenient one-level maintenance free housing for Shakopee seniors. We are requesting: )> Conditional Use Permit allowing multiple structures to be built on one lot. )> Amendment to the Comprehensive Plan and Rezoning to R-2 to allow construction of 5-4 unit one-level townhomes. )> Variance to allow a 20 foot setback from Roundhouse Street in order to provide more open space around a pond ,and between buildings. Because of the 12-foot wide boulevard on Roundhouse, the buildings will actually b.e- a minimum of 32 feet from the curb. The driveways will be 36 feet long to Roundhouse. The criteria for granting variances are: )> Ponding requirements in this area are unusually large so more of the property is taken up with ponds and their setbacks. )> The County has restricted access to Eagle Creek Boulevard so access must be provided by building a driveway within the property parallel to Eagle Creek Boulevard. Over the years, we have developed numerous one-level townhome communities for seniors throughout the State of Minnesota including Canterbury Pointe, which we built in the mid-90's, and RiverPlace, which is currently under construction. We plan on offering three (3) distinctive floor plans ranging in size from 1338 square feet for our Essex design to more than 1600 square feet for our Brentwood. These town homes are affordably priced from $175,000 to about $250,000. The Brentwood is traditionally designed with a 9ft high ceiling, wood floors, Cambria countertops, and ceramic tile baths. We feel this is will be a wonderful location for seniors because it is close to shopping and has easy access to all of the major highways, We are excited about developing Eagle Pointe and are looking forward to starting construction yet this year. Thank you for allowing Derrick Investment Company to present Eagle Pointe to you, E)(",""e. \ r C t).!.S'ia.c~~Gt; - -----;;,) >=,= . "'..ell 1:"p"~ ..= . ,.., m2 """ Dm~ ~Mr~r Jlf.!LtlZItG ~ CD sum Ii 'C:rtl.. 11iV!ll~C~ ~ =- ~l ,.... .l.~ 0: ra\lE Vf.'_...-t ".. I - - r ,.,. =- , - GArs: v.1f:i....VE ~ 7':'ic / )f\"lRFo.'rl" _ ..--....- .."..,. ; C61dH I~ r... ~- NIl~'~~'S8'E: 7Sl.Z7 POSED DRIVE g CllUH 1 ".,~/. 7J!:;.~ PRO. . _.8 !N'lttrr~~~" >= c "'" -CBMH 14W--"'" &1'r~LV"...!,!:!; .".. - ~ fIitiE ... mE IS APR 3 ",,,en CBMH 12 c 4 . AFR 'J"., _J:.._--r~- - - - .",. . --- "'.7 APR 11 ""'" "., ~i.!l ......,... ... '" \ o CUR~ AND \ REUOvt EXIS1lN P S1DEW~ Cg);;ffrn>, DRlVEWA ~ i ~ Q <> .E <> "- o. .. 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