Confirm Vision and Land Use Policy Direction for West Armstrong Retail Area

The purpose of this case is to confirm previous policy direction, most recently established/confirmed in the City's 2040 Comprehensive Plan Update, that establishes a land use vision for the area generally north of Highway 10, west of Armstrong Boulevard, south of Bunker Lake Boulevard and east of the new Bunker Lake Industrial Park. This case is structured as a discussion with an opportunity to have a conversation about policy direction and ask clarifying questions. Nothing in this case approves any project or binds any particular policy direction. These conversations are important for Staff to help interpret policy direction for Applicants and Stakeholders. 

The necessary policy direction can generally be summarized by the following policy questions.

1. Does the City desire to maintain the current redevelopment and revitalization vision long-term?
2. In implementing this vision, especially in the interim, does the City desire to focus zoning review on those items that are protected by lawful, non-conforming statutes and limit interim uses that are not protected and would further deviate or otherwise detract from the longer-term vision?

This district is current envisioned as a redevelopment area. The area west of Armstrong and east of Ferret Street is guided for redevelopment for retail uses and is the location of the new West Armstrong Retail Center. The area west of Ferret Street and east of the new Bunker Lake Industrial Park is guided for industrial redevelopment. The current uses can generally be characterized as significant outside storage (primary use) and again/under-utilized buildings.

Additionally, Staff has been fielding a number of zoning inquiries. Additionally, the City needs to make certain decisions about pavement management/road reconstruction and potentially scattered site acquisition to preserve the redevelopment vision. 

Finally, Staff has spent a significant amount of time enforcing zoning codes, public nuisance codes and building safety codes in this area through our code enforcement program. The number of public nuisance complaints the City receives continues to increase, especially as additional investment in new buildings are being made. 

Notification is not required. 

This case specifically focuses on the land use planning and vision for the area. The City's Economic Development Authority (EDA) will be discussing potential scattered-site acquisition(s) and other economic development tools to implement the vision. The Public Works Committee will discuss potential road reconstruction, extension and utilities to facilitate redevelopment and encourage private reinvestment in the area. 

Economic Development staff is seeing an increased demand for industrial property for development.  43 acres of land in Bunker Lake Industrial Park is under contract for development by a private developer and only 25 acres of land (owned by PSD, LLC) remain for development.  Developing a plan to bring more industrial land online (approximately 25 acres west of Ferret Street, north of Hwy 10) to satisfy the demand should position Ramsey nicely over the next 5-7 years.  Economic Development Staff believes that Ferret St and its northerly extension would serve as a good buffer for the industrial use from the current COR zoning to the east.

Staff assumes, given the recent approval of the Comprehensive Plan, that the broad vision for the area will remain a redevelopment and revitalization vision with half redeveloping as retail and half redeveloping as residential. However, since most of the uses existed prior to the current vision and zoning, many of the uses are protected by lawful, non-conforming statutes. With those protections in place, those previous uses are generally easy to review. However, Staff has observed a noticeable increase in zoning requests that are less desirable and are not protected by lawful, non-conforming (most notably significant outdoor storage). 

This case is being handled as part of normal Staff duties. 

Staff recommends the following policy statements. 
 

1. The City desires to maintain the current redevelopment and revitalization vision long-term.
2. In order to implement this vision, especially in the interim, the City desires to focus zoning review on those items that are protected by lawful, non-conforming statutes and limit interim uses that are not protected and would further deviate or otherwise detract from the longer-term vision.

Motion to recommend that the City Council adopt the following policy statements. 
 

1. The City desires to maintain the current redevelopment and revitalization vision long-term.
2. In order to implement this vision, especially in the interim, the City desires to focus zoning review on those items that are protected by lawful, non-conforming statutes and limit interim uses that are not protected and would further deviate or otherwise detract from the longer-term vision.