Development Business - Sheila Sellman, City Planner
Title
Title
Granting a Comprehensive Plan Amendment for Land Use Designations on Certain Parcels from Planned Industrial/Planned Commercial (PI/PC) and Major Recreation to Planned Commercial (PC), and Certain Properties from PI/PC to High Density Residential 2/Planned Commercial (HDR2/PC). Granting a text amendment to create HDR2/PC City of Blaine (Case File No. 22-0030/SAS)
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Executive Summary
As part of the 105th Redevelopment Area plan, properties in the district need the land use designation changed to match the zoning.
Schedule of Actions
|
Planning Commission (Public Hearing) |
06/14/22 |
|
City Council (Comp Plan Amendment) |
07/18/22 |
Background
Staff report prepared by Sheila Sellman, City Planner
Redevelopment Study
The 105th Avenue/Radisson Road industrial area was, and has been identified in the 2030 and 2040 Comprehensive Plans 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 embarked on a visioning/design process for this area to assist in future marketing and development efforts.
Much of 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 six years and continues to discuss further acquisitions as property becomes available. The National Sports Center (NSC) and Metropolitan Airports Commission (MAC) are also key property owners in this area.
General discussions by the Council identified this as a potential “city core” where walkable, entertainment type of uses that take advantage of the NSC and be an amenity to Blaine residents and visitors should be encouraged. Staff led the planning/design process that included key stakeholders to establish the vision for this area both visually and descriptively.
The master plan is attached. The purpose of the master plan is not to dictate exactly where, what type, and how development will occur, but instead provide a framework and guide for development. There are some inconsistencies in the plan versus what is allowed via the proposed zoning ordinance (e.g., the plan shows medical office which is not permitted). The master planning effort also looked at the vacant land in front of city hall. This area is not included in the proposed actions for this item and will be reviewed in the future. The master plan was approved by the EDA at the June 20, 2022, meeting.
After the zoning ordinance, rezoning and comprehensive plan amendment are in place, the City will be soliciting a request for proposals to select a master developer to initially focus on development efforts for existing city owned property. The City will also identify various funding sources for the public infrastructure components of the plan including the water feature, roads, open space, and public parking ramp.
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.
Current Zoning
The subject sites are zoned I-2 (Heavy Industrial), PBD-A (Planned Business District-Airport) and RR (Regional Recreation).
Current Comprehensive Plan Designation
The subject sites have a comprehensive land use designation of PI/PC (Planned Industrial/Planned Commercial) and RR.
The Proposed Land Use Designation Intent
The intent for the 105th Avenue Redevelopment District is to promote development and redevelopment consistent with the master plan for the 105th Avenue Redevelopment Area by encouraging residential uses in conjunction with commercial and expanded recreational activities to create an entertainment district, and to create greater flexibility in land uses, and at the same time protect the interest of surrounding properties in the following ways:
a) By promoting a planned environment for integrated commercial uses which feature design continuity. A development shall reflect a common theme using compatible architectural design and consistency in signage, landscaping and lighting.
b) By encouraging a more creative approach in development that will result in quality living environments through innovative design and aesthetic controls.
c) By providing for mixed-use development(s) that are carefully planned to promote efficient use of land, parking, and open space.
d) By providing enhanced oversight through site plan approvals to ensure compatibility of mixed uses and consistency with the approved master plan.
e) By encouraging pedestrian access.
f) By allowing flexibility in setback and height restrictions.
g) By ensuring high standards of site design, architectural design, building materials and landscape design are achieved through design guidelines and approvals.
h) By providing the means for greater creativity and flexibility in environmental design than is provided under the strict application of the Blaine Zoning Ordinance and Subdivision Ordinance, while at the same time, preserving the health, safety, order, convenience, prosperity, and general welfare of the city of Blaine.
The intent of the Planned Commercial (PC) land use designation is to accommodate commercial, retail and office uses in a planned cohesive style of development. High Density Residential 2 (HDR-2) is the highest density allowed per the Comprehensive Land Use Plan with 12-60 units an acre. This category was adopted in 2021.
Text Amendment
A text amendment is necessary for the HDR-2/PC designation as this is not a current designation in the Comp Plan. The Comp Plan has both HDR-2, High Density Residential with a density of 12-60 units an acre and PC, Planned Commercial which is intended to accommodate commercial, retail and office uses. This new land use category combines the two to allow for a mix of uses.
Strategic Plan Relationship
Implementation of the 105th redevelopment area is part of the Growth Management strategic priority.
Board/Commission Review
The Planning Commission voted unanimously to approve the comprehensive land use plan. There were three property owners that voiced opposition of the rezoning and comp plan amendment proposed for this area. One letter was read into the public record in opposition.
Financial Impact
None
Public Outreach/Input
Notices of a public hearing were:
1. Mailed to property owners within the area boundaries.
2. Published in Blaine/Spring Lake Park/Columbia Heights/Fridley Life.
3. Posted on the City’s website.
Staff Recommendation
By motion, approve the Resolution.
Attachment List
Zoning Map
Land Use Map
Master Plan
Correspondence
Unapproved Planning Commission Minutes 06/14/22
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 June 14, 2022, and recommended approval regarding the Comprehensive Plan amendment request for:
From Major Recreation to Planned Commercial
The east 500 feet of the southwest quarter of the northwest corner of section 21, township 31, range 23, except the north 350 feet thereof, Anoka County, MN.
From Heavy Industrial to Planned Commercial/High Density Residential 2
That part of the east 350 feet of the west 900 feet of the southeast quarter of the northwest quarter of section 21 township 31 range 23 lying southerly of the north 450 therefore and lying northerly of the south 685 feet thereof.
The east 350 feet of the west 900 feet of the north 300 feet of the south 685 feet of the southeast quarter of the northwest quarter of section 21, township 31, range 23.
The east 350 feet of the west 900 feet of the north 100 feet of the south 385 feet of the southeast quarter of the northwest quarter of section 21, township 31, range 23
The east 185 feet of the west 735 feet of the south 285 feet of the southeast quarter of the northwest quarter of section 21, township 31, range 23.
The east 165 feet of the east 350 feet of the west 900 feet of the south 285 feet of the southeast quarter of the northwest quarter of section 21, township 31, range 23.
That part of the south 512.69 feet of the southeast quarter of the northwest quarter lying east of the west 900 feet thereof, except the south 363 feet of said quarter quarter.
The north 150 feet of the south 662.69 feet of the southeast quarter of the northwest quarter of section 21, township 31, range 23 lying east of the west 900 feet thereof
The north 150 feet of the south 812.69 feet lying east of the west 900 feet of the southeast quarter of the northwest quarter of section 21, township 31, range 23.
Lots 4, 5, 6, Block 1 Northway Estates, Anoka County, MN
From Planned Commercial/Planned Industrial to Planned Commercial
Lot 1, Block 1 Kwik Trip 925
That part of the North One-Half of the East One-Half of the Northeast Quarter of the Southwest Quarter of Section 21, Township 31, Range 23, lying Westerly of County State Aid Highway No. 52 (Radisson Road), except the Westerly 175 feet thereof, Anoka County, MN.
Lot 2, Block 1 Northeast NSC Extension
The south 685 feet of the west 550 feet of the southeast quarter of the northwest quarter of section 21, township 31, range 23
Text Amendment
New land use category HDR2/PC High Density Residential/Planned Commercial.
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 portions of the properties described above and based on land use maps contacted within Case File No. 22-0030 from Planned Industrial/Planned Commercial (PI/PC) and Major Recreation to Planned Commercial (PC), and Certain Properties from PI/PC to High Density Residential 2/Planned Commercial (HDR2/PC).
PASSED by the City Council of the City of Blaine this 18th day of July, 2022.