Discussion:
Applicant: City of Shakopee
Property Owner: City of Shakopee
Location: 129 Holmes Street, S
Current Zoning: B3, Central Business
Adjacent Zoning: B3, Central Business
Current Comp Plan: Institutional
Lot Size: .66 Acres (approx.)
Comprehensive Plan Amendment Discussion
The property was listed as Institutional in the 2030 Comprehensive Plan since at the time, city hall was located there. The 2030 Comp Plan contemplated that the site would be redeveloped and should have reflected the land use on the adjacent prosperities.
The Land Use Regulations require that any zoning should match the Land Use in the Comprehensive Plan. The city does not have an institutional zoning category. Institutional Land Uses occur in many zoning districts. The nearby post office is zoned B3 as is the former city hall site. Mixed Use land use is in much of downtown and on adjacent land parcels. Since the "institutional" land use was the former city hall, and the building is now demolished, the land use should reflect what the ultimate use of the land in the future. The existing Lewis Street Parking Lot is also zoned B3 and has a commercial land designation for land use. The adjacent Bill's Toggery building is commercial at the street level and residential above. That property has a Commercial land use designation. Either Mixed Use or Commercial land use would be appropriate for the former city hall site since it is adjacent to both land use designations.
The Mixed Use Land designation was created to allow for the eclectic land use pattern that occurred along First Avenue and the downtown area.
The Commercial Core of the community, what we know as downtown, was designed to contain growth from encroaching on established older downtown established neighborhoods. The future range in uses proposed within this mixed use area will be commercial land uses as well as a variety of residential housing types designed in a manner that accomplishes the City's streetscape and design intentions. Through consolidation of the commercial core, the City will concentrate the commercial redevelopment efforts within an area that is pedestrian friendly and promote a high level of business interchange between downtown businesses.
Land Use reguiding must meet the same requirements as Rezoning Considerations. The following are the requirements:
Rezoning Considerations
The City Council may grant a zoning ordinance amendment when it finds that one or more of the following criteria exists:
1. The original zoning ordinance was in error.
2. Significant changes in goals in community goals and policies have taken place.
3. Significant changes in city-wide or neighborhood development patterns have occurred.
4. The Comprehensive Plan requires another provision.
The Land Use changes meets criteria 2, 3 and 4. The property is properly zoned as B3 but is not properly guided given that the institutional use, city hall, is no longer located at the site. The guiding should be changed to reflect the guiding of the surrounding area which is used for commercial purposes. The surrounding property is guided as Mixed Use land use.