HomeMy WebLinkAbout7.b. Roy's Sport Center Property Use DiscussionCITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
CITY COUNCIL MEETING DATE: APRIL 16, 1991
AGENDA ITEM: Roy's Sports Center -
AGENDA SECTION:
Land Use Discussion
New Business
PREPARED BY:
AGENDA ���
Dean Johnson, Resource Strategies Corp.
y U �g
ATTACHMENTS: Memorandum; Request to Council
APPR D B 7 If -'
from Roy Johnson, Maps; Photo; Pub Hrg Notice.
-Attached is a memorandum and supporting information, pertaining
to Roy's Sports Center. Mr. Johnson is seeking property tax
relief or some other consideration by the City Council in
compensation of the non -conforming status of his business at
14815 Dallara Avenue.
RECOMMENDED ACTION:
City Council direction.
COUNCIL ACTION:'
�iiy of Rosemount
PHONE (612) 423-4411 2875 - 145th Street West, Rosemount, Minnesota MAYOR
FAX (6121 423-5203 Mailing Address Vernon Napper
P. O. Box 510, Rosemount, Minnesota 55068-0510 COUNCILMEMBERS
Sheila Klassen
John Oxborough
Harry Willcox
TO: Mayor Napper Dennis Wippermann
Councilmembers Rlassen, Oxborough, Wippermann, WllleoXADMINISTRATOR
Stephan Jilk
FROM: Dean Johnson, Resource strategies Corp.
DATE: April 11, 1991
RE: April 16, 1991 Council Agenda
ROY'S SPORTS CENTER
Roy Johnson, owner of Roy's Sports Center, 14815 Dallara Avenue,
contacted me regarding the non -conforming status of his property
and the corresponding "high" property taxes he feels he is paying.
Mr. Johnson would consider selling his business but, as a non-
conforming use, is limited to re -use as the existing business or
redevelopment to single family dwellings. The property (two
platted residential lots) was rezoned to R-1 Single Family
Residential when the new Zoning Ordinance/Map was adopted on
September 19, 1989.
Mr. Johnson had leased the property for nearly 20 years, as Roy's
Sports, but contends he was "forced" to buy the property (or be
evicted) when the zoning change was considered. The City sent
notices to Mr. Johnson and the property owners when the
ordinance/map adoption was being considered.
Mr. Johnson would prefer to have his property rezoned to
Commercial to allow other commercial uses and enhance his resale
options. In lieu of a rezoning, Mr. Johnson is requesting some
sort of property tax relief. He is buying the property on a
contract for deed. He has little or no equity in the property.
His contract payments are similar to his last lease payments;
however, he is now paying property taxes and his "overhead" is now
doubled.
I met with Mr. Johnson, again, today. In a letter addressed to
the Mayor and City Council, he additionally requests consideration
for City acquisition of his property or financial assistance to
enhance the appearance of the property.
I don't believe I am in a position to make recommendation on this
matter; however, I can cover the issues and some alternatives, if
further consideration is warranted.
i6verylL." y s (Povninq 2i% -W osemounl .I1
ROY'S SPORTS CENTER
City Council Agenda - 4/16/91
Page Two
Mr. Johnson would consider maintaining his current business until
he retires. While he can "walk" from his contract for deed at any
time, he contends his current tax and contract payments prevent
him from operating the business any longer. His attempts to sell
the property have not been successful. The cost of demolition and
resale value of two residential lots results in a value less than
the contract purchase.
The City Council has several options in consideration of Mr.
Johnson's situation:
1. Do nothing.
2. Consider requesting the County Assessor to
reduce the value of the property.
3. Consider creation of a housing tax increment
district to allow EDA assistance in the eventual
redevelopment of the site for single family
residences.
4. Consider rezoning of the site to R-3 Multiple
Residential to permit site redevelopment for
apartments or structural renovation for reuse as
a commercial day care center.
5. Consider rezoning to Commercial to allow a
commercial reuse.
6. Explore options for financial assistance in
enhancing the appearance of the property.
The current structure on the property was built in the mid 1960's.
It was located on two platted residential lots on what was then
County Road 42. Roy's Sports Center was established in the
building in 1972. County Road 42 was realized in 1977. No other
commercial development has occurred in the area.
Mr. Johnson does not question the City's intentions for the down
zoning. He acknowledges the building and site are in poor
condition. The building is not insulated and the roof leaks. He
feels he is a victim of circumstance and is looking for a way out.
Due to his recent illness, Mr. Johnson claims to have missed out
on his peak revenue season. He is concerned about balancing his
books at the present time and more concerned about his property
tax payments.
If the City Council wishes to pursue any potential remedies in Mr.
Johnson's regard, one remedy needs to be discussed immediately --
tax relief. Any property tax considerations for the current tax
period need to be pursued prior to the upcoming Board of Review
Meeting.
ROY'S SPORTS CENTER
City Council Agenda - 4/16/91
Page Three
Mr. Johnson's current property tax is nearly $4,000 per year --
$3,147 on the "business parcel" and $836 on the "vacant parcel."
A quick random sample of three homestead properties in the area
revealed a range of $635 - $773 in net property taxes. Some other
selected properties include: McMenomy/Basic Builders - $890
(office rehab across from City Hall); Shamrock Animal Clinic
$2,174; non -homestead residence in C-2 - $1,890 (next to
Shamrock); homestead residence in C-2 - $445 (formerly Hachfeld,
next to previous example).
I'm not promoting any tax consideration, but there may be some
arguments to made on Mr. Johnson's behalf. Mr. Johnson acquired
the property for $60,000. The County Assessor's value is
$101,000.
As Mr. Johnson notes in his letter to the City Council, he will
not be able to attend the April 16, 1991 Council Meeting. We are
all at a disadvantage without his direct input and discussion. I
certainly cannot speak on his behalf or represent his concern. I
would be happy to assist the City in any further consideration the
City Council may wish to pursue.
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Adh�vlddmk City O
osemount r (�k
August 7, 1989
Arthur & Henry Broback
5275 Edina Industrial Boulevard
Suite #109
Edina, MN 55435
Dear Sirs:
P O BOX 510
2875 -145TH ST W.
ROSEMOUNT. MINNESOTA 55068
612-423-4411
The purpose of this letter is to inform you that the City of
Rosemount will be considering a comprehensive revision to the City
of Rosemount Zoning Ordinance which will effect what land uses will
be allowed on your property at 14815 Dallara West (Roy's Sporting
Goods). The City Council will hold a public hearing to consider
this comprehensive revision to the zoning ordinance on Tuesday,
August 15, 1989 at 8:30 p.m. in the Council Chambers of City Hall.
The property in question is currently zoned C-1 Neighborhood
Commercial which permits:
"The sale of goods and services conducted totally within structures
and including (but no limited to) food, drugs, clothing and
hardware stores, offices, beauty and barber shops, nursery and
Montessori schools, self-service laundries and similar neighborhood
type commercial facilities."
As part of the Comprehensive Revision to the City's Zoning
Ordinance the City is considering rezoning the property in question
to R-1 Single Family Residential to correspond to abutting
properties. This change in zoning would cause the the use of the
property for the Sporting Goods business to be recognized as a
legal non -conforming use. The Sporting Goods business could
continue to operate on the property, however, expansion would not
be allowed and operation of the business would be subject to Zoning
Ordinance provisions relating to non -conforming uses.
If you have any questions regarding this matter please feel free
to contact me.
Sincerely,
Michael A. Wozniak, AICP
City Planner
August 7, 1989
Roy's Sports Center
14815 Dallara W.
Rosemount, MN 55068
Dear Sirs:
eityof
(,'--/V,osem
P 0 BOX 510
2875 -145TH ST. W
ROSEMOUNT, MINNESOTA 55068
612-423-4411
The purpose of this letter is to inform you that the City of
Rosemount will be considering a comprehensive revision to the City
of Rosemount Zoning Ordinance which will effect what land uses will
be allowed on the site of your business at 14815 Dallara West
(Roy's Sporting Goods). The City Council will hold a public
hearing to consider this comprehensive revision to the zoning
ordinance on Tuesday, August 15, 1989 at 8:30 p.m. in the Council
Chambers of City Hall.
The property in question is currently zoned C-1 Neighborhood
Commercial which permits:
"The sale of goods and services conducted totally within structures
and including (but no limited to) food, drugs, clothing and
hardware stores, offices, beauty and barber shops, nursery and
Montessori schools, self-service laundries and similar neighborhood
type commercial facilities."
As part of the Comprehensive Revision to the City's Zoning
Ordinance the City is considering rezoning the property in question
to R-1 Single Family Residential to correspond to abutting
properties. This change in zoning would cause the the use of the
property for the Sporting Goods business to be recognized as a
legal non -conforming use. The Sporting Goods business could
continue to operate on the property, however, expansion would not
be allowed and operation of the business would be subject to Zoning
Ordinance provisions relating to non -conforming uses.
If you have any questions regarding this matter please feel free
to contact me.
Sincerely,
Michael A. Wozniak, AICP
City Planner