Discuss Future Land Use Options for the General Business District Node at 167th Avenue and Trunk Highway (TH) 47

The commercial node located at 167th and St. Francis Boulevard (Trunk Highway 47) has been a topic of discussion with past and present City Councils and EDA boards. This node has struggled to become economically viable for some time. The City has conducted a number of studies on this area; and at one point considered funding a master planning effort.

Recently, Staff received a number of inquiries regarding this node.  The purpose of this case is to provide an update and take in general guidance from the EDA.

Recently, Staff received a number of inquires regarding the commercial node at 167th Ave/Hwy 47:

1. The property owner of 6001 167th Ave (former Super Valu Building) is interested is pursuing a zoning change. Said change would expand the ability of the property owners to use this node with the goal of increasing occupancy rates.  The requested zoning change will likely include allowance of warehouse and/or light manufacturing uses.
2. Two parties have stepped forward and expressed interest in using 6001 167th Ave (former Super Valu Building). Proposed uses include a metal/clothing recycling center and a gun range.
3. Staff received an inquiry to use the former bank property (5909 167th Ave) as a daycare center.

Based on current zoning regulations, the recycling center and gun range would require a zoning amendment. As it relates to the proposed recycling center, regardless of a change in status of permitted uses, the proposed use would likely fall under a solid waste category (for the metal recycling) and require the issuance of a Conditional Use Permit.

The proposed day care is currently a conditional use and would require a Conditional Use Permit (CUP) without the need for a zoning amendment.  CUPs require Planning Commission review and City Council approval. Likewise, a zoning change would require Planning Commission review and City Council approval.

At this point, Staff has received physical information from one potential user (of three total).  A case to discuss issuance of a CUP will be brought before the City Council in January.

Attached to this case is previously conducted research and background information, including a reference map (see fact sheet).

At this time, review of potential land uses for this node are being studied as part of regular Staff duties. In the event a Land Use Application is submitted, it is the City's policy that all costs associated with processing said application are the responsibility of the Applicant.

All three recently made inquiries will require Planning Commission review and Council approval.  At this point, no official direction or motions are required by the EDA.  However, being the viability of this node is a priority of the EDA, Staff would like to provide an opportunity for the EDA to discuss and give general guidance.

OPTIONS:

1. Provide Support as Needed [STAFF RECOMMENDATION].
Staff recommends that the EDA remain in a supportive role to the Planning Commission and City Council and monitor the progress of the three potential users that have currently expressed interest in the area.  Based on said outcome, the EDA will likely be in a better position to determine if additional involvement shall be necessary.  Staff further recommends that the EDA support a zoning amendment if requested by the Property Owner after analysis of compatibility with the surrounding area.

Staff recommends this option because the issuance of a CUP or zoning amendment are functions of the Planning Commission and subsequently the City Council.  In the event new users begin occupation and/or the node is rezoned, the level of involvement by the EDA may change in scope; thus allowing EDA staff to focus resources on other projects. Irregardless, Staff is interested in the types of land uses the EDA would find acceptable for the area.

2. Pro Active Measures; which could include a number of options:
--Lead Redevelopment (pursue purchase of land, potentially use TIF, consider extension of utilities, etc.)
--Master Planning (formal planning process, visioning, etc.)
--Pursue zoning amendment now

No action is being requested at this time. This case has been prepared as an update to recent discussions and provide an opportunity for additional feedback.