HomeMy WebLinkAbout3 - Rezoning and SUP
To: Planning Commission
From: Justin Fortney, City Planner
Date: April 22, 2019
Item: Rezoning and SUP #2019-11 - C-3 to C-2 - 2128 Vermillion Street – Automotive sales -
Deals with Wheels
Planning Commission Action Requested:
Hold a public hearing and review a request to rezone property from C-3 Community Reginal
Commerce to C-2 Highway Auto-Specialized Commerce and SUP (Special Use Permit) for
automotive sales. The Planning Commission is asked to make a recommendation to the City
Council.
Background Information:
The half-acre parcel is located at 2128 Vermillion Street and was the site of the Auto Stop
gas station and convenience store that closed several years ago. The site has been for sale
for some time. There is purportedly use restrictions recorded against the property limiting
it from being reopened as a gas station, convenience store, auto parts sales, automotive
repair, and possibly other uses.
The applicants operate a used car dealership in Inver Grove Heights called Deals with
Wheels. They would like to have a smaller satellite location in Hastings to serve a wider
area. While their main location has a service center, they are not including one at the
subject location.
Site improvements would include remolding of the building, new sign, and restriping of the
parking lot.
Comprehensive Plan Classification
The property is guided as Commercial in the 2030 Comprehensive Plan. The proposed use is
consistent with the plan.
Zoning Classification
The property is currently zoned C-3 Community Regional Commerce. The existing zoning
district allows all retail and retail services, office, residential above the first floor, lodging,
entertainment and amusement, clubs, parking lots by right and auto repair, carwashes,
animal clinics, towers, and brew pubs by SUP. The proposed use is not listed as allowable in
Planning Commission Memorandum
the district. C-2 Highway Auto-Specialized Commerce is the only district that allows
automotive and farm implement sales, which is by SUP. The C-2 district also allows
commercial establishments that are oriented to the motorist including eating places,
automobile service stations, auto repair shops, car wash, motel and similar.
If a site is approved for auto sales through a SUP, it is only valid for the use as outlined in
the approval and becomes null and void after one year of not beginning or after three years
of inactivity. The use may run perpetually with the land as long as the operation does not
change scope, scale, or violate terms of approval.
Adjacent Zoning and Land Use
The following land uses abut the property:
Direction Use Comp Plan District Zoning District
North Las Margaritas Commercial C-3
East Highway 61
Gahnz Furniture
Commercial
C-3
South 23rd Street E
Domino’s Pizza
Commercial
C-3
West Apartment Building
Medium density Res R-3 Med High Den
Zoning Map
C-3
C-3
R-3
C-2
I-1
R-2
Zoning Districts
The southern Vermillion Street corridor has a mix of C-3, C-2, and C-4 zoning. All three of
these zoning districts are very similar in intensity allowed. They all allow retail commerce
and include uses with similar impact to area traffic, noise, customers, and hours of
operation. Because of these similarities, zoning of individual parcels non-contiguously
would not constitute spot zoning according to state case law or League of Minnesota City
best practices. All of the surrounding commercial uses are zoned C-3, but would also be
allowed in the C-2 district.
There is comparatively little land zoned C-2 in the city and has made it difficult in the past
for some prospective business owners to find properties to operate auto sales in Hastings.
Only eight parcels are zoned C-2 and have already been developed.
Zoning Descriptions
§ 155.29 C-2 HIGHWAY AUTO-SPECIALIZED COMMERCE.
A. Intent. The intent of this chapter in establishing a highway-auto-specialized
commerce district is to provide appropriate areas for commercial establishments which
are oriented to the motoring public or which require large sites for off-street parking or
display of merchandise.
B. Uses permitted.
1) Commercial establishments which are oriented to the motorist including,
but not limited to, eating places, automobile service stations, auto repair shops, car
wash, and motel.
2) Accessory uses incidental to the foregoing principal uses including, but not
limited to, off-street parking.
C. Uses by special permit.
1) Commercial establishments requiring large sites for off-street parking or
for outdoor display and sales such as farm implement sale, auto and truck dealers,
manufactured home sales, and building material sales. Open sales or rental lots are
subject to the site plan review requirements of § 155.51; and
2) Towers as regulated by § 155.07. (Prior Code, § 10.19) Penalty, see §10.99
§ 155.30 C-3 COMMUNITY REGIONAL COMMERCE.
A Intent. The intent of this chapter in establishing a community-regional commerce district is in recognition of the existing downtown commercial development and of the need for its future expansions, rehabilitation and redevelopment.
B Uses permitted.
(1) Commercial establishments including, but not limited to, the following:
a) Retail and service establishments excluding automobile repair;
b) Offices;
c) Entertainment and amusement services; and
d) Lodging services including hotel and motel.
(2) Public and semi-public buildings;
(3) Private clubs;
(4) Residential dwellings provided they are located above the first floor level;
(5) Automobile parking lots;
(6) Churches; and
(7) Accessory uses incidental to the foregoing principal uses.
C. Uses by special permit.
(1) Automobile service stations and motor vehicle repair and wash;
(2) Small animal clinics, excluding establishments with outside runs and non-
patient overnight boarding;
(3) Towers as regulated by § 155.07; and
(4) Residential dwellings on the first floor level provided the dwelling is
accessory to a commercial use, less than 50% of the first level floor area and is located
in the rear of the building with a separate outside entrance. (Prior Code, § 10.20A)
Penalty, see § 10.99
(5) Brew Pub
(6) Brewery Taproom, provided that a minimum 20 percent of the floor area devoted to use as retail sales and a brewery production and distribution area up to 7,500 square feet.
(7) Microdistillery with Cocktail Room, provided that a minimum 20 percent of the floor area is devoted to use as retail sales and a microdistillery production and distribution area up to 7,500 square feet.
(8) Conversion of existing building space of no greater than 10,000 s.f. into a restaurant, tavern, or lounge per Section 155.09, Subd. F.6.
(Ord. 2015-12, 3rd Series, passed 10-19-15) (Ord. 2017-13, 3rd Series, passed on 12-18-17)
Notice
Property owners within 350-feet were notified of the proposed rezoning. Staff has not
received any comments.
Recommended Action:
Staff finds no issues with rezoning the property to C-2. Most abutting properties are zoned
C-3 with similar intensity uses, which would also be allowed in a C-2 district. The rezoning
will allow for reuse of the property.
If the property is rezoned, staff recommends approval of the SUP with the following
conditions:
1) Development in conformance with the Planning Commission Staff Report and plans
dated April 22, 2019.
2) Provide a photometric plan meeting ordinance requirements for any additional
lighting.
3) Approval is subject to a one year Sunset Clause; if significant progress is not made
towards the proposal within one year of City Council approval, the approval is null
and void.
4) Approval is subject to a three year Sunset Clause; if the proposed use ceases for a
period of three or more years, the approval is null and void.
5) If the proposed use changes significantly or intensifies a new SUP will be required.
6) Violations of the SUP approval or nuisances shall be grounds for a hearing to
consider revocation of the SUP.
Attachments:
• Site Photos
• Aerial Map
• Zoning map
• Site Layout
Site Photos
Aerial Map
Area Zoning Map
General Site Improvements
More Accurate Parking and Display Plan