For Discussion: Receive Update on Highway 10 Access Planning Study and Discuss Potential Future Land Use Outcomes

The purpose of this case is to update the Public Works Committee on the status of the Highway 10 Access Planning Study. Additionally, Staff would like to discuss how this study relates to existing and future land uses within the corridor. The need for this discussion is illustrated by feedback from impacted property owners, current development proposals, and future land use concepts. The Access Planning Study itself will address a majority of comments submitted thus far; however, this topic report will focus on two (2) areas specifically due to current land use proposals and review in addition to the broader overview.
 

• South East Quadrant of Sunfish Lake Boulevard and Highway 10
• South 10 Retail (former Diamonds Bar and Grill location)

As it relates to Village Bank's proposed plat at 6080 Highway 10 NW (see attached Technical Review File), Staff is looking for feedback as it relates to Planning Commission direction to postpone action to better coordinate with completion of the Highway 10 Access Planning Study and consider initiating a local small area land use planning effort. Staff is not looking for a recommendation on the Plat itself, although comments are welcome. In addition to the subdivision (plat) application, the request will also require a Comprehensive Plan Amendment, Zoning Amendment, and Easement Vacation. The site is currently guided as Business Park and is located within the E-1 Employment District. A portion of the site is located within the Mississippi River Corridor Critical Area (MRCCA).

Additionally, PSD, LLC has requested to reconcile concerns it has with existing proposed alternatives with impacts to Lot 1, Block 1, The Diamonds and Outlot A, Tooth Acres.

Notification is not required at this time.

There are a number of other important components to address; however the following areas have garnered the highest degree of feedback. Staff would benefit from some general, non-detailed policy direction to help frame future discussions. Additionally, portions of these areas are subject to current development proposals and land use applications, while other areas are focus of future development concepts.

Village Bank Plat

Specific technical review of the proposed Sketch Plan is included in the attached Technical Review File. The key topics of analysis below are reasonably resolved from a technical standpoint, and thus become a policy directive for the City.
 

1. Transition between R-1 Residential (MUSA) and E-1 Employment Districts
   1. Existing E-1 Employment Areas (Highway 10 and Tungsten Street)
   2. Existing R-1 Residential Area (Rivlyn Avenue)
2. Appropriate land uses in shoreland areas
3. Highway 10 Access Planning Study
4. Mississippi River Trail (MRT)
5. Mississippi River Corridor Critical Area (MRCCA)
6. Federal Emergency Management Agency (FEMA) - Fill in floodplain (assumed previous mining activities)
7. Suggestions of overall area redevelopment potential
8. Coordination with City of Anoka (discussions are ongoing)

The site is impacted by the Highway 10 Access Planning Study currently initiated by the Minnesota Department of Transportation (Mn/DOT). Initial alternatives for frontage road systems would have been in conflict with the proposed plat. However, Mn/DOT, and its consulting engineer Bolton and Menk, Inc., are currently working on alternatives that address comments by this Property Owner, but surrounding Property Owners as well. This planning study will not be complete until later this summer. It is anticipated that the Access Planning Study can work around the current sketch plan concept, although there is not a clear consensus among area property owners on a preferred alternative.

The Planning Commission reviewed the proposed Sketch Plan at their April 4, 2014 Regular Meeting. Opposition to the proposed Sketch Plan was submitted on behalf of Lano Equipment, located immediately adjacent to the Property and along Highway 10. Lano Equipment expressed two (2) areas of concern (paraphrased):
 

1. Compatibility of uses and lack of transition area between land use types
2. Potential outcomes of the Highway 10 Access Planning Study set to be completed in June, 2014

The Planning Commission generally shared these same concerns. As such, the Planning Commission directed the Applicant to postpone further review of the proposed Plat until after the completion of the Highway 10 Access Study. The Planning Commission did not feel that it had adequate micro-level details to exercise their legislative capacity to amend the Comprehensive Plan until Highway 10 Access Study alternatives were adopted and it had a better understanding of appropriate land uses of the surrounding area. In other words, the Planning Commission desires to look at the land use of this node holistically, rather than just the Subject Property. Additionally, the Planning Commission recommended that the City initiate a small area planning effort similar to the existing small area plan processes.

The intent of discussing with the Public Works Committee at this time is to discuss any potential role in facilitating or recommending land uses in a future process, if necessary. Discussion at the Planning Commission included previous redevelopment discussions in this general area. The output of the Planning Commission recommended process could result un adjustments to the Future Land Use Map, yet to be defined. Addition of this effort to the Community Development Department's work plan will require re-prioritization and shifting of resources to a certain degree, as this effort is not currently identified in the Comprehensive Plan, Strategic Plan, nor 2014 Budget. The Applicant could choose to expand its Application to include the above to allow this process to proceed to meet its desired timeframe. Staff will forward the minutes of the April 3, 2014 Planning Commission Meeting as soon as practically available.

The Applicant could choose to proceed forward to Preliminary Plat, but the Planning Commission's formal recommendation is likely to follow the above.

PSD Parcel

PSD, LLC is working with a potential end user/developer for two (2) larger parcels south of Highway 10 at Traprock Street. One of these parcels was the location of the former Diamonds Bar and Grill. PSD has expressed concern with Ramsey Boulevard Concepts #2 & #4 as a potential conflict with future development scenarios. Although this comment has been submitted to the Study Group, Staff has agreed to take this comment to the Public Works Committee for closer discussion as the Property Owner is apparently in active real estate negotiations that have an impact to these concepts.

Specific to Village Bank's proposal, all costs associated with processing the Application are the responsibility of the Applicant.

Specific to the Village Bank proposal, based on Planning Commission review thus far, there is no recommendation on the request for Sketch Plan Review itself at this time. The Planning Commission recommends that the City take no action on any Comprehensive Plan Amendment until the Highway 10 Access Planning Study and a City-initiated small area planning effort of some degree are completed.

Specific to PSD, LLC's feedback, Staff recommends that the Public Works Committee provide any additional relevant feedback to the Highway 10 Access Planning Study project team. It is noted that the feedback has been provided, and Staff will work through the study itself to attempt to reconcile the differences.

Specific to the Village Bank proposal, action will be based on discussion. Potential motions to establish a recommendation on the following could be made.

1. Postponement of any action on a Comprehensive Plan Amendment until Highway 10 Access Planning Study is complete
2. Initiation of a Small Area Planning and Citizen Engagement effort

Specific to PSD, LLC's feedback, action will be based on discussion. The Public Works Committee could provide additional relevant feedback to the Highway 10 Access Planning Study project team