HomeMy WebLinkAbout7.b. Text Amendment Related to Non-Conforming Auto Related UsesEXECUTIVE SUMMARY
Planning Commission Meeting Date: January 27, 2015
AGENDA ITEM: Case 01-15-TACity of Rosemount.
AGENDA SECTION:
Zoning Ordinance Text Amendment to
Related to Non-Conforming Auto Related New Business
Uses
PREPARED BY: AGENDANO.
Jason Lindahl, AICP
Planner
ATTACHMENTS
:Zoning Map
APPROVED BY:
RECOMMENDED ACTION
:Discuss and provide direction to staff.
SUMMARY
Applicant: City of Rosemount
Location: C-4 Zoning District
Area in Acres: N/A
Comp. Guide Plan Design: N/A
Current Zoning: N/A
This application was initiated by staff as a result of the findings and recommendations from the South
Urban Gateway planning study. The City Council and Port Authority approved this study in August
of 2014. The Implementation section of this report included a recommendation to consider zoning
changes targeted to non-conforming auto related uses. While the South Urban Gateway examined
non-conforming auto related uses within the designated study area, implementation of this strategy
may address non-conforming auto related uses City wide. This memo seeks to begin execution of this
implementation strategy by identifying the issues to be addressed and defining a study timeline.
BACKGROUND
In 2005, the City updated the standards for the C-3, Highway Commercial and C-4, General
Commercial districts. At that time, the primary goal was to rearrange the uses within those districts
to focus the auto-oriented and outdoor display uses in the C-3 District while creating detailed
performance standards for conditional uses. A secondary goal was to establish consistent and high-
quality development standards. Changes to the development standards focused on four areas
including: (1) increasing the buffering standards for commercial uses contiguous to non-commercial
or non-industrial uses or districts; (2) updating the building materials and appearance standards; (3)
create parking lot screening and landscaping standards; and (4) adding landscaping and irrigation
standards. An unintended result of these changes was to make auto related business within the C-4
District non-conforming uses. The South Urban Gateway planning study identified this as an issue
for business within the study area such as Valvoline and Holiday.
ISSUE ANALYSIS
There are a number of different zoning practices to address this issue. First, the City could rezone the
affected properties to C-3, Highway Commercial which currently regulates auto related uses as a
conditional use. The most notable issue with this strategy is that it opens up the rezoned properties to
all the other uses allowed in the C-3 District which could be incompatible with existing surrounding
uses. Second, the City could create a new commercial zoning district to specifically address auto
regulations. A third option is to allow some limited subcategory of auto related uses in the C-4 district
as a permitted or conditional use. On its own, this strategy would not address non-conforming auto
related uses City wide but would address the targeted issues within the South Urban Gateway study
area while preserving the spirit and intent of the 2005 commercial zoning amendments.
After receiving comments and direction from the Planning Commission, staff intends to research and
implement this zoning study in accordance to the timeline provided below. During February and
March, staff will research how other communities address non-conforming auto related issues and
meet with individual affected business to inform them about the study, receive feedback and draft an
initial zoning ordinance text amendment. In April, staff will present the draft zoning ordinance text
amendment to work session of the Planning Commission for review and comment. The work session
would likely be before or after the normal Planning Commission meeting and staff will inform the
existing business owner of the work session. This work session will give the Planning Commission a
chance to have an open conversation with staff and the business owners without the pressure of
having to act on the issue that night. Based on these comments, staff will revise the draft zoning
ordinance text amendment and hold a public hearing on this item for Planning Commission review in
May. Based on public comment and direction from the Planning Commission, staff will finalize the
zoning ordinance text amendment and bring it before the City Council in June for final action.
Non-Conforming Auto Related Uses Study Timeline
Month Topic
January Identify issues and define study timeline
February & March Meet with affected businesses for comment and draft ordinance
amendment
April Review comments from affected businesses and draft ordinance at a
Planning Commission work session
May Hold public hearing before the Planning Commission to review draft
zoning ordinance text amendment
June Finalize zoning ordinance text amendment and bring before the City
Council for final action
*Timeline is subject to change
RECOMMENDATION
This application was initiated by staff as a result of the findings and recommendations from the South
Urban Gateway planning study. The Implementation section of this report included a
recommendation to consider zoning changes targeted to non-conforming auto related uses. While the
South Urban Gateway examined non-conforming auto related uses within the designated study area,
implementation of this strategy may address non-conforming auto related uses City wide. This memo
seeks to begin execution of this implementation strategy by defining the issues to be addressed and
defining a study timeline. Staff requests the Planning Commission review this issue and provide
comments and direction to staff.
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