Development Business - Erik Thorvig, Community Development Director
Title
Title
Granting a Comprehensive Plan Amendment to Land Use Designation from CC (Community Commercial) to PC (Planned Commercial) for Property Located at 10278 Central Avenue NE. City of Blaine. (Case File No. 22-0075/SAS)
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Executive Summary
This area is part of the redevelopment priority areas identified by council. Part of the process is to change the land use designation to PC (Planned Commercial) to be consistent with the rezoning.
Schedule of Actions
|
Planning Commission (Public Hearing) |
12/13/22 |
|
City Council (Comp Plan Amendment) |
01/18/23 |
Background
Staff report prepared by Sheila Sellman, Planner, and Teresa Barnes, Project Engineer
Zoning
The subject site is part of a rezoning application, the rezoning is to change from B-2 (Community Commercial) to B-5 (Town Commercial).
Surrounding Zoning and Uses
The redevelopment area is surrounded by a mobile home park, townhomes and commercial. The zoning is R-4 (Mobile Homes), RF (Residential Flex), DF (Development Flex), R-3C (High Density Residential), and B-2 (Community Commercial).
Comprehensive Land Use
The parcel considered for the land use change has a current land use designation of Community Commercial. The amendment changes the designation to Planned Commercial to be consistent with the rezoning.
Existing Conditions
The subject site is undeveloped.
History
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.
The City Council discussed this item at the October 10, 2022, and November 14, 2022, workshop. The Council directed staff to remove BIV from the redevelopment area and rezone as necessary, including any comprehensive plan amendments that will be necessary to match zoning.
Based on the discussion around what land uses would be appropriate for this area, staff is recommending amending the B-5 (Town Commercial) ordinance by removing several uses the City Council did not envision for this area and rezoning the area to B-5. The uses removed from the ordinance would also not be permitted at 125th Avenue/Lexington Avenue where B-5 zoning also exists.
Comprehensive Plan Amendment
Section 27.03 Criteria for granting zoning/comprehensive plan amendments:
The City Council may adopt amendments to the zoning ordinance, zoning map, and comprehensive plan relative to land uses within a particular district or to the location of the district lines. Zoning amendments shall only be used as a means to reflect changes in the goals and policies of the City as reflected in the comprehensive plan or changes in conditions in the City.
When a change to a city’s Comprehensive Guide Plan is requested, it is the city’s responsibility to determine if the change is in the best long-range interests of the city. The standard of review of a city’s action in approving or denying a Comprehensive Guide Plan amendment is whether there exists a rational basis. A rational basis standard has been described to mean having legally sufficient reasons supportable by the facts which promote the general health, safety and welfare of the city.
The proposed comprehensive land use plan amendment is for 8.82 acres at 10278 Central Avenue (PID 20-31-23-34-0001) changing from CC to PC to be consistent with the B-5 zoning.
Strategic Plan Relationship
Redevelopment is part of Growth Management identified in the Strategic Plan.
Board/Commission Review
The Planning Commission voted unanimously to approve the comprehensive land use plan. There were no comments at the public hearing.
Financial Impact
Not Applicable
Public Outreach/Input
Notices of a public hearing were:
1. Mailed to property owners within the redevelopment area.
2. Published in Blaine/Spring Lake Park/Columbia Heights/Fridley Life.
3. Posted on the city website.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
Comprehensive Land Use Map
Unapproved Planning Commission Minutes 12/13/22
Body
WHEREAS, Minnesota Statutes, Chapter 462.355, Subdivision 2, prescribes the procedure for amending the Comprehensive Plan; and
WHEREAS, the Planning Commission held a public hearing on December 13, 2022, and recommended approval regarding the Comprehensive Plan Amendment request for:
UNPLATTED CITY OF BLAINE N 10 ACRES OF SE 1/4 OF SW 1/4 OF SEC 20 31 23.-EX FOL, COM AT SE CORNER, TH N ON E LINE THEREOF 70FT, TH W & PARALLEL WITH N LINE THEREOF 600FT, TH S AT RT ANGLES 70FT, TH E 600FT TO PT OF COM--EX EASEMENTS OF RECORD-
WHEREAS, the City Council has reviewed the Comprehensive Plan amendment request and finds the change to be in general conformance to the adopted Comprehensive Plan for land use compatibility.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that the Comprehensive Plan be amended to change the property as described above, and based on land use maps contained within Case File No. 2-0075 from CC (Community Commercial) to PC (Planned Commercial).
PASSED by the City Council of the City of Blaine this 18th day of January, 2023.