Confirm Direction from Planning Commission on Proposed Land Use at the 167th Ave Retail Node

As the City Council is aware, the retail node at 167th Ave and St. Francis Blvd 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.  Recently, two different parties approached City Staff with separate proposals for the former Supervalu site.  Neither proposal 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 at their January 31, 2013 meeting.  The case that was prepared for the Planning Commission is attached for background information and more specific details.

As this case is to confirm direction of the Planning Commission, notification is not required. However, notification will be provided in accordance with Minnesota Statute and Ramsey City Code for any Zoning Amendment(s) that is drafted. In addition, Staff has recommended some sort of public open house to meet with adjacent property owners if Staff receives an application for Zoning Amendment or is directed to begin an Ordinance Amendment Process. A public process will be important to identify potential concerns and has the benefit of open communication between the prospective user and neighbors, which may help answer questions or concerns early in the process.

The two proposals that were reviewed and discussed by the Planning Commission were an indoor shooting range and a recycling/warehousing operation.  Following is a brief summary of each:

Proposal 1

Total Defense, a current Ramsey business (14031 St. Francis Blvd), is proposing to relocate its current operation to the subject property. The current location has the same underlying zoning as the proposed location (it is within a PUD). Total Defense currently operates a retail store, gunsmithing (repair), and provides self-defense training courses. Total Defense is proposing a similar operation in the proposed location with the addition of an indoor shooting range. The applicant has provided detailed information on their business, training courses and preliminary floor plan. The retail portion will serve as the primary space while the indoor shooting range (one bay with eleven [11] lanes) and training areas will occupy about equal square footage.  The indoor shooting range component does 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, is proposing 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 applicant has 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.

While neither use fully complies with current zoning standards, the Planning Commission, along with the EDA, which discussed this retail node at its January meeting also, strongly believe that something needs to be done to re-invigorate this area.  The sentiment was that a use that attracts passenger traffic will, in turn, help attract other business to this node, which would help revive this area.  The Planning Commission thought both proposals were well intentioned; however, they felt the indoor shooting range was more compatible and appropriate for this area and the B-1 General Business District as a whole.    They believe that the recycling/warehousing use, while a potential valuable asset for the community, was better suited for another zoning district (E-1 or E-2 Employment Districts).  Specifically, they had noted possible concerns with outside storage and the lack of customer traffic this use would bring to the area.

General consensus of the Planning Commission was for City Staff to develop standards related to the indoor shooting range use and, upon receipt of a Zoning Amendment application, draft an ordinance amendment to amend the permitted uses in the B-1 General Business District to allow this type of use.  Staff is also researching licensing as a potential regulatory tool, as there was some interest in exploring that mechanism as well.  Following is a tentative outline for the next steps:

• Upon receipt of an application for a Zoning Amendment, coordinate an open house (tentatively scheduled for March 28, 2013), to help identify potential concerns and create open communication between the public and the applicant.  
• Planning Commission to conduct a Public Hearing (April 4, 2013) for the proposed ordinance amendment (notification will be sent to property owners within 350 feet of the subject property as well as all property owners of land within the B-1 General Business District).
• City Council would introduce the ordinance on April 16th
• City Council would adopt the ordinance on May 7th  

Alternative Actions:

Confirm the direction of the Planning Commission.  This will allow Staff to move forward with coordination of the open house and to continue drafting the standards and documents necessary to amend the Zoning Code.  This action will also potentially help to re-invigorate this struggling retail node by introducing a new use that will hopefully attract more activity in the area.

Confirm the direction of the Planning Commission with the exception of conducting an open house.  This option lets Staff proceed with drafting the necessary documents to consider an amendment to the Zoning Code.  Staff believes that the open house, while not required, may help address concerns that may arise from the this type of use prior to a Public Hearing.  An open house may not be as intimidating as a formal public hearing setting, which would seem to benefit the public as well as the applicant.

Provide alternative direction for City Staff regarding this retail node.  Should City Council not support either of the proposed uses for this retail node, they may wish to consider directing Staff to explore a broader, long-term planning exercise to identify the highest and best use(s) for this area.  Unless an application for Zoning Amendment were received requesting the uses of the B-1 General Business District be amended, Staff would not dedicate any more time for these two proposals in this specific location.

Staff recommends confirming the direction of the Planning Commission including:

• Upon receipt of a Zoning Amendment application, proceed with developing standards related to an indoor shooting range and draft an ordinance to amend the permitted uses in the B-1 General Business District to include indoor shooting ranges.
• Coordinate an open house to provide the public additional opportunity to better understand the proposal and the applicant an opportunity to address any concerns prior to the Public Hearing.

Thus far, the review work that has been done as part of Staff's regular duties.  However, upon receipt of a Zoning Amendment applicant, all costs associated with processing the zoning amendment will be the responsibility of the Applicant.

Motion to confirm the direction of the Planning Commission including the following steps:

• Upon receipt of a Zoning Amendment application, proceed with developing standards related to an indoor shooting range and draft an ordinance to amend the permitted uses in the B-1 General Business District to include indoor shooting ranges.
• Coordinate an open house to provide the public additional opportunity to better understand the proposal and the applicant an opportunity to address any concerns prior to the Public Hearing.