HomeMy WebLinkAbout6.b. Rezoning Wayne Transport Site 17-17-RZEXECUTIVE SUMMARY
Planning Commission Regular Meeting: April 25, 2017
Tentative City Council Meeting: May 16, 2017
AGENDA ITEM: Case 17-17-RZ Rezoning from G-I
General Industrial to R4 General
Commercial for property at 3615 145th
Street, Lot 1, Block 1 Rich Valley
Industrial Park and Outlot B Rich Valley
Industrial Park
AGENDA SECTION:
Public Hearing
PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 6.b.
ATTACHMENTS: Site Location Map, Land Use Map,
Current and Proposed Zoning Map APPROVED BY: KL
RECOMMENDED ACTION: Motion to recommend the City Council approve the rezoning
of Lot 1, Block 1, Rich Valley Industrial Park And Outlot B, Rich Valley Industrial Park from
GI-General Industrial to C4-General Commercial.
SUMMARY
Location: 3615 145th Street West; Northwest quadrant of CSAH 42 and Highway 52
Legal Description: Lot 1, Block 1, Rich Valley Industrial Park and Outlot B, Rich Valley
Industrial Park
Property Owner: CMC Properties, LLC, aka Wayne Transports
Area: 13.93 Acres
Land Use Designation: Regional Commercial
Current Zoning: GI-General Industrial
Proposed Zoning: C4-General Commercial
This item was initiated by staff in response to a previous request to reguide the subject parcels to General
Industrial as part of the discussion about the Wayne Transport parking lot expansion. That reguiding
request was denied by the City Council at its April 4th, 2017, regular meeting. Based upon the direction of
the Planning Commission and City Council, reaffirming that the ultimate land use on the site should be
commercial, staff feels that rezoning will clarify the City’s intentions. The parcels in question are currently
guided for Regional Commercial and zoned GI-General industrial. Staff is recommending rezoning the
parcels to C4-General Commercial to match is Regional Commercial land use designation.
BACKGROUND
The subject parcels were guided for Regional Commercial uses as part of the City’s 2030 Comprehensive
Plan that was adopted by City Council in November of 2009. Prior to that, the land was guided for
industrial uses. The Regional Commercial land use designation is intended to provide commercial
opportunities for businesses that have a regional draw; businesses that have a product which residents
need to purchase, rent, or lease annually or less often, or auto oriented businesses that require outdoor
storage. Typical uses include hotels, theaters, big box retail, etc.
2
The purpose of the C4-General Commercial zoning district is to provide a wide range of goods and
services to the entire community. Businesses in the C4 zoning district are dependent on large volumes of
traffic and need to be highly visible and accessible. Staff chose the C4 zoning given the site’s proximity to
the 42/52 interchange and the anticipated volume of traffic associated with those two roadways.
ISSUE ANALYSIS
There are four key criteria for the City to weigh when considering a rezoning request. These criteria and
staff’s findings for each are outlined below. In this case, staff is proposing to rezone the subject property
from GI-General Industrial to C4-General Commercial to bring the subject parcels’ zoning into alignment
with the parcels’ land use designation. A map illustrating the proposed zoning change is attached for
reference. Based on a review of these criteria, staff recommends approval of the rezoning proposal.
Consistency with Comprehensive Plan
This rezoning is consistent with the Comprehensive Plan. The site is currently designated for Regional
Commercial land uses. Rezoning the site from General Industrial to General Commercial will bring the
site’s zoning in alignment with the Comprehensive Plan’s guiding.
Compatibility with Present and Future Land Uses.
The proposed rezoning is compatible with present and future land uses. The land to the east of the
subject property is currently used by the Rich Valley Golf Course. The golf course land is guided for
future light industrial and commercial development. The land to the south of the site, while currently used
for agricultural purposes, is also guided for commercial uses in the future. To the west of the site is
Highway 52. The land to the north of the site is guided for light industrial uses. That land is currently
used as a trucking terminal.
Conformance with Zoning Standards.
The subject parcels meet all the dimensional standards for the C4- General Commercial zoning district. A
table is provided. No new uses are being proposed with this rezoning.
Standard Lot 1, Block 1 Outlot B
Minimum Zone Size 1 Acre 13.93 Acres
Minimum Lot Area 20,000 Square Feet 413,152 Square Feet 193,850 Square Feet
Minimum Width 120 Feet 425 Feet 250 Feet
Availability of Utilities
Municipal sewer and water are available in Conley Avenue. The property is located within the MUSA. No
new uses are being proposed at this time. Staff is proactively rezoning the property to clarify the type of
development supported by the City’s future land use plan.
RECOMMENDATION
Staff recommends approval of the rezoning of the subject parcels from GI-General Industrial to C4-
General Commercial. This action will bring the zoning of the subject parcels into consistency with the
City’s land use plan.
Wayne Transport - Rezoning
Property Information
Ap ril 3, 2017
0 875 1,750437.5 ft
0 270 540135 m
1:9,600
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification.
CONLEY AVECONLEY AVEProposed Change :GI: G eneral In dustrial To C4-G eneral Commercial
Figure 1: Existing Zoning
CONLEY AVEProposed Change :GI: G eneral In dustrial To C4-G eneral Commercial
Figure 2: Proposed Zoning
MXD: T:\G IS\Project\Comm Dev\Zoning\Rezoning8x11.m xd PDF: I:\GIS\Map_Library\CommDev\Zoning\Rezoning8x11_04182017.pdf
Zon ing Amend ment
ZoningResidential:
RR - R ural ResidentialR1 - Low D ensity R esidential
R1A - Low D ensity R esi dentialR2 - Moderate Density R esidentialR3 - Medium D ensity R esidential
R4 - High D ensity R esidentialCommercial:
C1 - Convenience C ommercialDT - D ow ntow n DistrictC3 - Highw ay Service CommercialC4 - General Commercial
Industrial:
BP - B usiness Park
IP - Industrial ParkGI - General IndustrialHI - H eavy IndustrialOther:
AGP - Agricultural P reserve
AG - AgriculturalPI - Public/Institutional
FP - Flood PlainWM - Waste ManagementW - WaterROW - Right-of-Way
150TH ST (CSAH 42)150TH ST (CSAH 42)
4/18/2017
0 250 500125 Feet