HomeMy WebLinkAboutPC79023 - 6/28/79 - Xerxes ave & Shingle Creek Parkwayr tinning Commission Information Sheet
Application No. 79023
Applicant: Brooi'l�,Cer;ter Industrial Park
Location: Eas�erl;' Ilr acres of 20 acre R3 parcel at Xerxes Avenue No
and Shingle Creek Parkway rth
Request: Rezonir
The applicant seeks rezoning from R3 to I-1 of a 72 acre portion of Outlot E
Twin Cities Interchange Addition. The land is '
to
Avenue North and Shingle Creek Parkway, north ofuInte�states94aJaThe tremainings
122 acres of the 20 acre site would remain R3 for development of up to 100
townhouse units.
The application was tabled at the May 10, 1979 meeting and referred to the
Northwest Neighborhood Advisory Group for review and comment. Commissioner Theis
attended the meeting of the Neighborhood Group on June 7 at City Hall and has
submitted minutes for the proceedings (attached). The consensus of opinion
among those who attended was that -the corner of Xerxes Avenue North and Shingle
Creek Parkway would not be suitable for residential development. There was also
general concern expressed that the townhouses constructed not be subsidized with
federal money.
The staff is at a loss to see the merits of an I-i rezoning for the neighborhood,
the City, or even the applicant. While a residential use at the corner of Xerxes
Avenue North and Shingle Creek Parkway may seem less optimal, an industrial use
presents even fewer advantages. The applicant argues without tangible support
that the development of the 72 acres in question for industrial use will somehow
guarantee a quality owner -occupied townhouse development on the rest of Outlet E.
Logic would suggest that an industrial development, bringing truck traffic and
Possibly other annoyances, would make the sale of townhouses more difficult, and
increase the likelihood of a less desirable residential development.
Another consideration is whether the land in question will support the use for
which it would be zoned. Of the 72 acres proposed for rezoning to I-1, over
42 acres would be devoted to a landscaped buffer area with underground sprinkling
system. (This is based on a 100 foot buffer between I-1 and R-3 uses and a 50
foot setback off of major throughfares - Xerxes and Shingle Creek Parkway.)
Assuming that at least half the remaining area would be taken up by parking and
dock space along with driving lanes, the area of gross industrial floor space
remaining is only about 65,000 square feet. One 65,000 square foot speculative
industrial building on a 72 acre parcel does not seem to be an efficient use
of land. Only as a prelude to further rezonings of land to the west does this
proposal seem to serve the applicant's interest.
Finally, the proposal seems premature at this time. There is more undeveloped
I-1 land than R-3 land in the City at present and the demand for townhouses is
growing. The development option afforded by the existing zoning does not seem
to have been pursued vigorously. It is suggested that the applicant pursue
the idea of developing a quality mid -density residential complex on the western
122 acre portion of the site first, and then possibly a consideration of re-
zoning to a Cl use on the eastern 7 2 acres might be appropriate if accompanied
by a specific development proposal that would offer maximum protection for the
neighborhood. Such a rezoning could be considered acceptable as providing further
buffering to the mid -density residential development.
6-28-79 -1-