Workshop Item - Sheila Sellman, City Planner
Title
Title
Rezoning Discussion for the Area on the West Side of Highway 65 between 99th Avenue and 105th Avenue
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Background
The area north of 99th Avenue to 105th Avenue on the west side of Highway 65 has been identified in the City’s 2040 Comprehensive Plan as a priority redevelopment area. It has also been identified as one of the four priority areas by the city council through the visioning process that occurred in early 2021. The other three areas (125th Avenue/Lexington Avenue, 105th Redevelopment area, and Northtown) have been reviewed and various master planning and rezoning actions have occurred.
The city council has identified the desire to be proactive regarding zoning and development to encourage businesses and uses that meet the wants of the Blaine community. This approach was taken when creating a new commercial zoning district for the 125th Avenue/Lexington Avenue area in 2021. A similar approach will occur for the subject area where the city council will provide feedback to staff on the desired land uses and overall design expectations as the properties develop.
The overall area being reviewed is approximately 70 acres. Most of the parcels in this area are zoned I-1 (Light Industrial) except for the two northern parcels that are zoned B-2 (Community Commercial). A majority of the I-1 zoning has existed since at least 1979 with various zoning modifications to portions of the overall area occurring in the 1980s and 1990s. The existing zoning for the overall area has been in place since the late 1990s. The 2040 Comprehensive Land Use plan has identified the parcels in this area as Planned Commercial (PC), Community Commercial (CC) and Manufactured Home Residential (MHR). Much of the existing zoning is not consistent with the 2040 land use designations and needs to be changed to prepare the land for future development consistent with the vision of the city council. Having a clear understanding of the preferred uses will provide clarity to landowners, developers, and city staff as to what uses are desired in the area.
Current uses in the area include a pool store, retail doll store, Blaine International Village manufactured home park and vacant land. Historic uses included Gasoline Alley and the Hi-65 Drive-in theatre. The Blaine EDA owns 4.38 acres in the middle of the subject area.
The city council initially discussed this item at the October 10, 2022, workshop. The discussion was primarily focused on medical use and boundaries of the area. Council directed staff to reach out to the Blaine International Village (BIV), The Pool Store and Mrs. B’s Dolls property owners to discuss the process and solicit feedback.
Staff has met with the several property owners that would be included in the rezoning. BIV is not interested in developing any of their land for commercial uses and intend to develop their site in the near future with a continuation of manufactured homes. The Pool Store is in favor of changing the zoning to some type of commercial. Mrs. B’s is in favor of changing the zoning to some type of commercial.
At this workshop, staff would like to discuss what uses the council does not want to see in this area and see if this fits into an established zoning category or if a new district will need to be created. Attached is the B-5 district which was created for the southwest corner of Lexington and Main Street. In addition, staff would like to finalize the boundaries of the district.
Currently the B-5 district has the following uses as prohibited uses:
(a) Pawn shops.
(b) Residential including memory care and assisted living facilities.
(c) Event Centers.
(d) Tobacco/Vape Shops.
(e) Fitness Centers including yoga and gyms.
(f) Auto repair and service.
(g) Car washes.
(h) Gas/convenience stores.
Is Council comfortable with prohibiting the uses above? Are there additional uses that should be added to this list?
Based on discussions at the workshop staff questions if the following permitted or conditional uses listed in the B-5 are appropriate for this area:
(a) Dry cleaning and laundry
(b) Repair services, excluding repair of vehicles and small engines
(c) Portrait or art studio
(d) Private community/recreation centers
(e) Church
(f) Commercial daycare
Proposed Boundary
The potential BIV expansion would occur west of the proposed frontage road. Staff recommends the northern most parcel of the review area be rezoned from B-2 to R-4 to be consistent with the 2040 Comprehensive Plan land use designation of MHR and to remove the parcel from the redevelopment area altogether.
Staff Recommendation
Provide feedback on uses. It is anticipated that the rezoning and possible new zoning district formal changes would come forward to the Planning Commission and City Council in early 2023.
Attachment List
B-5 Zoning
Current Zoning Map
2040 Land Use Designation Map
Preferred Highway 65 Frontage Road Design