FOR DISCUSSION PURPOSES: Review Status of 167th Retail Node

As the Planning Commission may recall, in January of this year, two proposals regarding potential new uses in the retail node at 167th Ave and St. Francis Blvd were presented (specifically at 6001 167th Ave NW, the "Subject Property").  This entire retail node has been struggling for some time now (pre-dating the recession), continues to experience high vacancy rates, and concerns have also been raised regarding property maintenance as well.  Neither of the two proposals fully met the standards of the B-1 General Business District and therefore, Staff brought each forward for review, consideration and direction from the Planning Commission.  The case that was prepared for the Planning Commission in January is attached for background information and more specific details.

No notification is required.  However, the Subject Property owner was notified to provide them an opportunity to listen and/or participate in this discussion.

Following is a brief recap of the two proposals previously reviewed and discussed by the Planning Commission:

Proposal 1

Total Defense, a current Ramsey business (14031 St. Francis Blvd), had proposed to relocate its current operation to the Subject Property. Their current location has the same underlying land use as the Subject Property. Total Defense currently operates a retail store, gunsmithing (repair), and provides self-defense training courses. Total Defense had proposed a similar operation on the Subject Property with the addition of an indoor shooting range.  The indoor shooting range component did not comply with the current permitted or conditional uses in the B-1 General Business District.

Proposal 2

Triangle Recycling, presently operating in the city of Nowthen, had proposed to relocate its operation to the Subject Property. The business recycles clothing through a network of clothing collection boxes strategically placed throughout the state. Clothing is collected from the boxes by a fleet of trucks and would be brought back to this site for baling and transport to end markets. The business owner expressed an interest in expanding the recycling program to accept electronics, small metals, mattresses, and plastics, which would be implemented as Phase II of its operation.  The proposal was primarily warehousing in nature, which isn't identified as a permitted or conditional use in the B-1 General Business District.

Both proposals were also reviewed by the EDA, who also has a strong interest in seeing not only the Subject Property but also this entire retail node to be evaluated.  Both the Planning Commission and EDA expressed their desire to see this area remain retail oriented rather than shifting to more of an employment type of setting.  The Planning Commission felt that an indoor shooting range would ultimately be more compatible with other permitted uses in this zoning district and likely more compatible with the surrounding residential area while the recycling/warehousing use was better suited for one of the employment districts.  This information was forwarded to the City Council for confirmation, which was confirmed at their February 12, 2013 meeting.

Recently, Staff met with the Subject Property owner again regarding this site.  The Subject Property owner informed Staff that the indoor shooting range proposal was no longer moving forward on the Subject Property. It is Staff's understanding that Total Defense is pursuing other options in an employment district that permits indoor commercial recreation.  The Subject Property owner again suggested that the warehousing/recycling user be considered and reiterated that it is their opinion that retail isn't working in this area. Staff had recommended that the Subject Property owner contact the parcel owners to the east and west of the Subject Property to discuss their thoughts on what could be done to improve the success of the retail node. Staff feels that a broader approach is necessary, rather than focusing on individual parcels.

This update is being handled as part of Staff's regular duties.

This retail node has been identified by both the Planning Commission and EDA as a priority area.  Staff will be bringing forward this same information to the EDA at their April meeting as well.  It is Staff's opinion that both the Planning Commission and the EDA were clear that there was no desire to see the land use in this area change to an employment type of district.  At this point, the logical next steps may be to consider other land uses that are compatible with the long term vision of the area as well as the surrounding area. Other variables to consider include analyzing the cost of certain infrastructure components (utilities), and what financing tools may be available. Staff recommends that the Planning Commission await direction of the EDA as it relates to their Work Plan component for the 167th Avenue Retail Node.

There is no specific action required at this time, this is for informational and discussion purposes only.