PUBLIC HEARING: Consider Recommendation on Resolution #15-08-191 Approving Comprehensive Plan Amendment and Ordinance #15-14 Approving a Zoning Amendment for 14100 Sunfish Lake Blvd. NW

The purpose of this case is to consider two (2) separate, but related, actions:
 

1. Comprehensive Plan Amendment from Places to Shop to Places to Work
2. Zoning Amendment from B-1 General Business District to E-1 Employment District

The City has been approached by a potential buyer for the parcel, which is commonly known as the former Health Quest site. The Buyer is proposing a use allowable under the E-1 Employment District. The Buyer is considering submitting a request to the City under the City's Business Subsidy Policy, which would require the Planning Commission to adopt a resolution finding that the proposed use is consistent with the Comprehensive Plan. In order to pass said resolution, an amendment to the City's Comprehensive Plan is necessary. The City's Zoning Code/Official Zoning Map must be consistent with the Comprehensive Plan, so a parallel request for a Zoning Amendment is also included.

The Public Hearing Notice was advertised in the Anoka County UnionHerald. Additionally, Staff attempted to notify all Property Owners within 350 feet of the Subject Property.

Observations

This amendment will actually revert the Land Use Map and Zoning District back to the original, pre-2007 designations. In 2007, the City received and approved a Comprehensive Plan Amendment, Zoning Amendment, and Site Plan for a multi-tenant retail redevelopment of the former Health Quest site. However, said redevelopment never materialized and the site went into foreclosure.

A new perspective buyer has approached the City to discuss an amendment to revert back to the original Zoning District. The proposed future manufacturing and warehouse building appears to be compatible with the surrounding uses, which are predominantly employment based with the exception of Casey's General Store. The current owner, First National Bank, is supportive of this change and feels that this is in line with the current market, regardless if there had been a current buyer.

Regarding the proposed future land use, the positive would be a potentially more immediate redevelopment of a site that has sat vacant for approximately ten (10) years. The negative of the proposed amendment could be larger, albeit fewer, truck traffic movements on two (2) County Roads.

Regarding the future land use as currently shown, the positives would be a higher per square foot tax base. The negatives would be additional comparable traffic and conflict points on two (2) county roads.

For privacy and negotiation purposes, the buyer wishes to remain anonymous for the time being. It is noted that regardless of actions on the Comprehensive Plan and Zoning Map, any future user must abide by current Zoning Code and other City Code provisions regarding development standards and process. As this would likely be a new building, the Planning Commission and City Council are likely to see the actual project when it comes forward through Site Plan Review.

Alternatives

Alternative 1: Approve the amendments as presented. This will allow for the redevelopment of the parcel in a manner consistent with the abutting properties.

Alternative 2: Do not approve the amendments. This will mean that the City finds that a retail use is the most compatible use for the parcel and that the Property Owner will need to continue to pursue a retail user.

The amendment is being handled as part of normal Staff duties.

Staff recommends approval of the amendments.

Motion to adopt Resolution #15-08-191 approving a Comprehensive Plan Amendment and Ordinance #15-14 approving a Zoning Amendment for 14100 Sunfish Lake Blvd. NW.