Workshop Item -Sheila Sellman, City Planner
Title
Title
105th Avenue Ordinance Discussion
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Background
The 105th Avenue/Radisson Road industrial area has been identified in the 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, and in the “Growth Management” portion of the City’s strategic plan. Based on direction from the City Council, the City will embark on a visioning/design process for this area to assist in future marketing and development efforts.
The industrial area consists of older industrial buildings that have either become antiquated due to their age or have excessive outdoor storage which is not consistent with the vision for the area. The EDA has been active in purchasing property over the last five years and continues to discuss further acquisitions as properties become available. The National Sports Center (NSC) and Metropolitan Airports Commission (MAC) are also key property owners in this area.
General discussions by the City Council identify this as a potential “city core” where the City should encourage walkable, entertainment type of uses that take advantage of the NSC and be an amenity to Blaine residents and visitors. Staff is suggesting a planning/design process that includes key stakeholders (city staff, boards/commissions, city council, property owners, NSC and MAC) to establish the vision for this area both visually and descriptively. An important aspect is an architect assisting in creating the visual plan for the area.
Concept plans have been reviewed at recent workshop sessions. The workshop on March 21, 2022, was the last opportunity to refine the plan prior to completion. After completion of the plan in April, the first step is to establish a zoning district with standards and design guidelines that will dictate development moving forward. The first discussion on district uses took place at the April 11 workshop. Staff anticipates finishing the discussion at the May 9 workshop with formal actions occurring in June/July. The moratorium expires in August, however, can be extended for an additional six months if needed to complete the rezoning.
The document being reviewed is a working draft. Staff would like to revisit the uses, parking and architectural requirements, and receive feedback.
Uses - Staff added prohibited uses back into the ordinance to capture the uses not appropriate for this district. Establishing prohibited uses makes it clear for future staff when reviewing proposals.
The broker for the MAC property on the southwest corner of 105th Avenue/Radisson Road expressed concern about whether a drive-thru would be permitted. The proposed ordinance does not permit drive-thrus, however staff would agree that the location of the MAC property may be conducive to slightly different development requirements than properties north of 105th Avenue, and would not be opposed to allowing a drive-thru on this site only.
Parking - Parking is still being analyzed, but discussion on public parking (surface and structured), shared parking and individual building requirements will occur at the workshop. The council needs to be aware that to accomplish an urban feel in the district, construction of a public parking ramp and on-street parking is critical. This reduces the amount of surface parking individual uses will need. Expectations would be that some private parking will still be needed for commercial uses, however not to the level that is typically required elsewhere in the City. Multi-family buildings will be required to have 1.5 spaces per unit with underground parking.
Architecture - The draft refers to design guidelines. Staff anticipates adopting a document that is more in depth on design specifications and will be used for review and requirements. Staff will incorporate council directed modifications and plan to review at the June Planning Commission meeting.
Under the current proposal, 10 properties owned by parties other than the EDA (including the NSC and MAC) would be rezoned. Letters were sent to property owners in the area on Friday, April 22 explaining the rezoning process and what, if any impacts could occur to individual properties. Five property owners have reached out to staff with questions/concerns. Staff will continue to work with property owners to understand impacts as the process continues.
Staff Recommendation
Provide feedback on the draft ordinance, specifically:
• Is the City Council comfortable with the proposed uses?
• Feedback on the concerns brought forward regarding the MAC parcel on the southwest corner of 105th Avenue/Radisson Road, specifically whether a drive-thru would be permitted.
• Does the Council want to create an owner’s association that will provide maintenance on sidewalks, private streets, landscaping, snow removal, trash removal and parking for the district?
• Does the Council want to limit the size of Class II (fast casual) restaurants?
• Should there be an incentive for residential development to provide guest parking?
• For architecture in residential, is the use of textured concrete panels acceptable? Should there be a requirement on the roof style (flat or pitched)?
• Does the Council want to allow franchise architecture, or use the language suggested in the draft ordinance?
• With varying setbacks, the goal is to have buildings as close to the road as possible which will limit landscaping. Is the Council comfortable with just allowing window boxes, hanging flowers, planters etc.?
• Does the Council want to prohibit neon signs, except for inside the window?
• Monument signs - this type of signage could be challenging with the lesser setback requirements. Is the language proposed acceptable?
• District signage - does the Council want to create identifying/branded signage for the district?
• Roof signage - the proposed ordinance would allow roof signage. Is the Council comfortable with the proposed language?
Attachment List
Map of Rezoning Area
Draft Ordinance