WORKSHOP ITEM Erik Thorvig, Economic Development Coordinator
Title
DISCUSSION OF INDUSTRIAL PARK EAST OF HIGHWAY 65/NORTH OF HIGHWAY 10
Background
The industrial park generally bounded by Highway 10, Baltimore Street, and 93rd was discussed at the 2015 and 2016 City Council retreats. Direction was given at the 2016 retreat to have staff prepare a report to the City Council. The focus of the discussion will not include the industrial buildings north of 93rd Lane as there are fewer issues to address in that area.
Age: The industrial park was first developed in the 1970s. A map is included showing the age of the buildings. In general there isn’t a development pattern based on age however the largest area of contiguous buildings built in the 1970s is located along the south edge of the park.
Zoning: A map is also included that shows zoning. The park has two different zoning districts, I-1 on the west and north portions and I-2 on the east and south portions. In general the I-1 district prohibits outside storage, however there are some uses that have non-conforming storage which is allowed to continue. The I-2 district allows outside storage through a conditional use permit. A map is included that shows which properties have received a CUP. Several properties that have outside storage do not have CUPs so the storage is either occurring through non-conforming status or is illegal.
Code Violations: A map is included that shows code violations over the past 5 years. There is a strong concentration of violations at the properties east of Eldorado St. on Radisson Road. Most of the violations are related to illegal outside storage.
Comprehensive Plan: A portion of the park was identified in the 2030 Comprehensive Plan as a redevelopment area. That information is included. The focus area included the properties east of Eldorado St., north of Radisson Road.
Items to Address
Outside Storage: In the area that is zoned I-1; several properties currently have outside storage. The properties could be inspected to determine whether the outside storage is permitted through a non-conforming status or if it is illegal. If it is occurring illegally, enforcement could be considered however many of these sites have had outside storage off and on over the years, some pre-dating the 1984 zoning ordinance. Enforcement would be very time consuming and could result in minimal improvement.
In the area zoned I-2, several properties have CUPs that allow outside storage. The properties without CUPs could be inspected to determine whether the outside storage is permitted through a non-conforming status or if it is illegal. If it is clearly occurring illegally, enforcement could be increased in order to remove the storage.
Improving Appearance: Several properties where outside storage is occurring illegally can likely obtain a CUP to allow the storage. However, when a CUP is obtained, there are typically improvements that need occur to the site. Specifically in this area, paving of parking/loading areas and landscaping would be considered. Staff would like to discuss whether financial incentive should be provided by the EDA in the form of a grant, low interest loan, etc. to assist property owners in the event they are required to upgrade their site and/or building. This same assistance could be provided to owners who are just looking to improve their site and/or building and may not be required to through an approval process.
Redevelopment: The 19 acre area identified in the comprehensive plan is the area in need of the most improvement. As the previous information provided indicates, this area has older buildings with a high number of code violations. These sites are also the most visible from the Highway 10. The two trucking companies on the east side have smaller buildings on large sites. Staff would like to discuss the Council’s redevelopment interest in this area.
Recommendation
Discuss the area and provide staff direction. Staff would recommend a follow-up discussion at a future workshop.