Discussion:
Site Information:
Location: 8205, 8225 and 8245 Crossings Blvd
Property Owners: Convenience Store Investments, Shakopee Crossings LTD Partnership
Lot Area: Three parcels totaling 5.57 acres
Current Zoning: Planned Residential District (PRD)
Proposed Zoning: Highway Business (B-1)
2040 Comp. Plan: Mixed Use Center
Adjacent Zoning: PRD, B-1, CC (See Attached Map)
Steve Soltau, representing Shakopee Crossings and Convenience Store Investments (Kwik Trip), has applied for the rezoning of three commercial properties in the Southbridge Fields development from PRD to B-1, Highway Business (see location map). Kwik Trip occupies one of the parcels and the other two parcels are vacant.
The PRD zone allows all of the commercial uses of the Neighborhood Commercial (NC) zone by Conditional Use Permit. The applicant has been working with a prospective business for one of the vacant parcels that is a quick lube type business, which is considered vehicle repair by the City Code. Vehicle repair is not an allowed use in the NC zone, but is allowed in the B-1 Highway Business Zone by conditional use permit. Allowed uses for both zones may be reviewed in the zoning table at: Code Section 151.007, Zoning Use Table .
After discussions with staff on a quick lube business and other future uses in this development, the applicant has decided to apply to rezone the remaining vacant properties of Southbridge Fields and Kwik Trip.
The B-1 zone does not require all future users to receive conditional use permits, only uses that are a conditional use, such as: vehicle repair, car washes, gas stations, over-height structures, a place of worship, or a funeral home. Permitted uses in the B-1 zone, such as a restaurant, fitness facility, retail store, daycare, office, or apartment building would not require a future conditional use permit. The building height, setback and impervious surface requirements of the B-1 zone are the same as the NC / PRD zone.
In 2019, the applicant received a conditional use permit for a 40-unit senior housing facility with memory care on the lot adjacent to Crossings Boulevard (8205 Crossings Blvd). The applicant is still pursuing plans for senior housing on this site and is exploring revising the floor plans for a potential building. The conditional use permit for the site has expired and a new conditional use permit would still be required if the rezoning to B-1 is approved by the City Council.
All three properties are guided Mixed Use Center by the 2040 Comprehensive Plan. Almost all Mixed Use Center properties in the city are currently zoned B-1, so the proposed rezoning does comply with the guiding for the site. Commercial sites across County Road 18 are zoned B-1, Highway Business, as are other commercial sites in the Southbridge area.
If the rezoning is approved, staff expects that due to the smaller size of the vacant sites, the uses will remain as smaller retail / service uses, which currently exist in this development with a daycare, bank and gas station / convenience store.