DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A COMPREHENSIVE LAND USE AMENDMENT FROM A (AIRPORT) TO ABD (AIRPORT BUSINESS DISTRICT) AT COUNTY ROAD J/93RD LANE EXTENSION. CITY OF BLAINE. (CASE FILE NO. 15-0046/BKS)
Schedule of Actions
|
Planning Commission (Public Hearing) |
08/11/15 |
|
Planning Commission (Public Hearing) |
10/13/15 |
|
City Council (Comp Plan Amendment) |
10/15/15 |
|
Action Deadline (Extended by City) |
11/13/15 |
Planning Commission Action
The Planning Commission voted unanimously at the August 11, 2015 meeting to approve a comprehensive land use plan amendment for this site from A (Airport) to ABD (Airport Business District). At the September 3, 2015 City Council meeting the City Council directed that the land use issue be sent back to the Planning Commission with the question of adding MDR (Medium Density Residential) as another land use layer over the property.
MAC has responded (see attached letter) that they do not expect to pursue residential uses of any type. As of the writing of this item the outcome of the October 13th Planning Commission is unknown but will be shared with the City Council at the council’s 15th meeting.
Background
Background from previous report: MAC (Metropolitan Airports Commission) has made an application to re-guide and rezone 27 acres located south of Highway 10 and west of Airport Road (93rd Lane Extension). MAC has approved non-aviation commercial uses for this site and has directed that MAC staff begin marketing the site for possible development. At this point no development applications have been received.
The site, while large at 27 acres, has significant wetland areas along the west and northern portion of the site. The realistic development area is approximately 10 acres as shown by the attached MAC concept illustration. Any future site access would be limited to one single location at 85th Avenue and Groveland Road (Mounds View). The proposed PBD-A zoning would allow office, manufacturing, limited warehouse hotel and other limited commercial uses. Any future use would require a CUP (Conditional Use Permit) and formal Site Plan Review.
Because the site cannot be used for aviation purposes, the ABD land use and PBD-A zoning would be appropriate and would provide a zoning framework and support for the type of commercial uses envisioned if this site was privately owned given its proximity and visibility to US Highway 10. The PBD-A would not allow any outside storage or other heavy industrial type uses that tend to create conflict with residential uses.
Recommendation
By motion, approve the Resolution adopting the land use change for the site from A (Airport) to ABD (Airport Business District)/MDR (Medium Density Residential).
Attachments
Zoning and Location Map
Site Concept (MAC)
Letter from MAC
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 August 11, 2015 and initially recommended approval regarding the Comprehensive Plan Amendment request for:
THE UNPLATTED PORTION OF THAT PART OF THE SW1/4 OF THE SW1/4 OF SECTION 33-31-23 TOGETHER WITH THE UNPLATTED PORTION OF THE NW1/4 OF THE SW1/4 OF SECTION 33-31-23 LYING ADJACENT TO US HIGHWAY 10 RIGHT-OF-WAY, CITY OF BLAINE
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 land use plan be amended to change portions of the property, as described above, and based on land use maps contained within Case File No. 15-0046, from A (Airport) to ABD (Airport Business District) based on the following rationale:
1. The site is suited for commercial uses given the site’s proximity and visibility to US Highway 10.
2. The site has an access location on 85th Avenue (County J) that lies approximately 125 feet east of their west property line providing a extensive buffer between the residential area to the west and any future access or commercial use.
3. The change to ABD and PBD-A will allow the site to be used in a manner that should not create an unreasonable negative impact for the neighboring residential uses to the west of the site.
PASSED by the City Council of the City of Blaine this 15th day of October, 2015.