Approve Adjacent Jurisdictional Review of a Comprehensive Plan Amendment for the Establishment of a Future Business Park West of Armstrong Boulevard.

The purpose of this case is to consider authorizing Staff to distribute a Comprehensive Plan Amendment for review by adjacent jurisdictions as required by Minnesota Statute Chapter 473. The Comprehensive Plan is the guiding land use document that sets the stage and serves as the foundation for all future land use decisions. As the land use policy decisions made by local governments impact the overall regional model, Chapter 473 requires amendments of this size to be reviewed by adjacent jurisdictions including adjacent communities, school districts, watershed organizations, county-level government, etc. The requested action at this time is not a formal approval of the Comprehensive Plan Amendment. When the adjacent jurisdictional review is complete, Staff will forward a request for formal approval of the amendment to send to the Metropolitan Council and will include a more detailed application and narrative to submit to the Metropolitan Council.

The proposed Comprehensive Plan Amendment itself is to establish an appropriate land use for a future business park to be located west of Armstrong Boulevard, south of the Bunker Lake Boulevard extension, and west of Puma Street. It is not the purpose of this case nor this process to consider acquisition of real property nor the construction of any improvements at this time. The purpose of this case is to consider adjusting our Future Land Use Map in order to help achieve our Comprehensive Plan and Strategic Plan goals of increasing employment opportunities and improving the City's tax base.

Much of the supporting information can be found in the attached documentation. Rather than repeating this information in this case cover sheet and to focus on the needs of the Comprehensive Plan Amendment itself, please review these attachments for detailed information.

The Public Hearing was advertised on the Anoka County UnionHerald.

The Economic Development Authority (EDA) has established a work plan goal to look at opportunities for new employment growth. The City's existing business parks lack the capacity for new development and redevelopment to respond to the market demand and the City Council's strategic goals to sustainably grow the City's tax base through new employment opportunities.

The EDA has narrowed a list of several areas to focus on the next business park for the community. The EDA has identified an area west of Armstrong Boulevard along the Bunker Lake Boulevard extension near Puma Street. This site will require an amendment to the City's Comprehensive Plan, changing existing commercial (retail) and residential (medium and high density) to business park. The EDA desires to facilitate the private development of this area and ensure that the City's future land use goals and Comprehensive Plan are consistent with a potential future business park in this area.

Staff has been working regularly with stakeholders and property owners in this area. Specific parcels identified on the Comprehensive Plan Amendment are in support of the amendment. In addition to the multiple stakeholder meetings held, the City also hosted a citizen engagement forum on the topic in December, 2013.

Coordination and Previous Future Business/Office Park Consideration

The concept of establishing an area in the Comprehensive Plan for future employment growth originally surfaced in the 2030 Comprehensive Plan. At that time, it was suggested, and thus reflected, that this be on an area south of Highway 10, west of Llama Street and east of Bowers Drive. This amendment will shift focus from the south side of Highway 10 to the north side of Highway 10.  In the future, the Planning Commission will consider whether or not it would recommend keeping both employment opportunities or consider amending the Future Land Use Map on the south side of Highway 10 to something other than Office Park on all or a portion of this area currently shown in the 2030 Comprehensive Plan.

One of the major factors of considering an Office Park on the south side of Highway 10 was the potential construction of a river crossing to the city of Dayton. Focus shifted away from residential adjacent to this larger roadway improvement that was shown on the Comprehensive Plan at the time. However, as part of the final design of the Armstrong Interchange, the Highway 10 Access Planning Study, and previous development approvals north of Highway 10, the future river crossing is not likely to occur in this location as originally planned, but perhaps be connected with Armstrong Boulevard. The crossing point to the city of Dayton would remain the same.

The second factor to consider in establishing a future business park on the north side of Highway 10 versus the south side is the availability and cost to extend required improvements to service the area. Several years ago, when this process first began to be reviewed, it was determined that the costs to extend improvements to the south of Highway 10 location was cost prohibitive. Given the current location of roadways and utilities north of Highway 10 and west of Armstrong Boulevard, it is feasible to consider that the site north of Highway 10 as market-relevant.

The final factor to consider in adjusting the land use plan to the north side of Highway 10 is types of permitted use, outside storage, and compatibility with existing surrounding uses. The site north of Highway 10 would appear to be more compatible for warehousing, light manufacturing, and outside storage. These are all uses currently permitted in the City's existing employment zoning districts.

Future Land Use Map

The preliminary layout of a Future Land Use Map amendment is attached for review as part of the Guiding Principle document. At the May Planning Commission Meeting, the Commission established a guiding principle document that framed Staff's preparation of this case. Said document is attached. Additionally, the current Future Land Use Map is attached for your review.

Impacts to Future Growth Forecasts

The amendment would be forecasted to create 744 new jobs for the community (eight [8] employees per acre). Since retail was already forecasted for a portion of the amendment (fifteen [15] employees per acre), the net increase for the Comprehensive Plan would be approximately eighty (80) new employees. In comparing the preliminary 2040 Forecasts, Staff recommends that this Amendment be approved without an official change to the City's official forecasts.

The amendment would reduce the City's housing unit forecast by 157 households (91 of these households = Medium Density Residential [3-7 units per acre]; 66 of these households = High Density Residential [7-15 units per acre]). The 66 units of HDR will impact the City's Housing Score as it will reduce the City's ability to provide affordable housing. The City's Housing Score is a component of the City's voluntary participation in the Livable Communities Program. The City has been a beneficiary of this program, securing several grant awards for projects (or portions of projects) such as the Amphitheater at The Draw, Sunwood Drive, the Municipal Parking Ramp, Center Street, Mississippi Skyway, land use planning grants, and affordable housing projects. Additionally, it is noted that the City recently submitted an Application to the Metropolitan Council for funding assistance to be applied toward a high-density residential development proposed to be located adjacent to Residence at The COR.

Since focus on the future business park is shifting from the south side of Highway 10 to the north side of Highway 10, the Planning Commission may want to consider replacing all or a portion of the impacting housing forecasts to a portion of the south side of Highway 10. Staff notes that it would be important to address future residential needs alongside future employment needs in order to create a diverse and balanced land use vision.

This case is being handled as part of normal Staff duties in partnership with the EDA.

The Planning Commission recommends approving a Comprehensive Plan Amendment to Places to Work in order to establish a new, future business park generally located on portions west of Armstrong Boulevard. Additionally, the Planning Commission recommends that the City review the area south of Highway 10 as an outcome of this amendment as a means to review our overall forecast goals. It is recommended that this subsequent review be included as part of the overall, normal Comprehensive Plan Update anticipated to begin in 2015.

Motion to authorize Staff to distribute a Comprehensive Plan Amendment to Places to Work in order to establish a new, future business park generally located on portions west of Armstrong Boulevard for adjacent jurisdictional review.