Consider Citizen Engagement Process for Area South of Highway 10 Between Llama Street and Bowers Drive

The purpose of this case is to consider a small area land use planning exercise similar to that used for for the 167/47 Retail Node, Future Business Park, and Old Municipal Center.

The Study Area is proposed to be undeveloped portions of land south of Highway 10, west of Bowers Drive, east of Llama Street, and north of the Mississippi River. While no land use changes are proposed at this time, a number of factors have changed since the land use in this area was last discussed as part of the 2030 Comprehensive Plan Update. This activity will benefit the preparation of the 2040 Comprehensive Plan Update. The factors influencing the need to check back with this smaller geographic area include, but are not limited to the following:
 

1. Selection of a preferred design of the Armstrong Boulevard/US 10 Interchange
2. Completion of the US Highway 10 Access Planning Study
3. Comprehensive Plan Amendment for a Future Business Park on the north side of Highway 10
4. Change in approach of potential future Mississippi River Crossing to City of Dayton
5. Updates to the Mississippi River Corridor Critical Area Rules

A majority of the Study Area is guided as Office Park in the Comprehensive Plan, allowing for a range of office, warehouse, logistics, and light manufacturing. Any future land use should take into consideration the surround land uses (residential, retail commercial, Mississippi River, Highway 10).

This area was first guided Office Park in the 2030 Comprehensive Plan Update developed in 2010. The intent was to select a land use that would be compatible with a future transportation corridor/river crossing. A goal of the 2030 Comprehensive Plan Update was also to provide for additional opportunities for business growth, as the City's existing employment districts were reaching capacity. In order to retain existing businesses and allow for new business growth, the community felt additional business opportunities were needed.

Since that time, two (2) major factors have changed. First, the City re-focused its energy for a future business park to the north side of Highway 10 by commencing a Comprehensive Plan Amendment. This was reviewed extensively by the City's Economic Development Authority and taken through an extensive citizen engagement process. Infrastructure was more readily available in this area, included willing property owners, and was determined compatible with surrounding land uses. This decision also converted areas that were envisioned for future residential opportunities.

Secondly, through the design of the Armstrong Interchange and the completion of the US Highway 10 Access Planning Study, the previous corridor for a future Mississippi River Crossing is likely not to be chosen in the event a future river crossing becomes a reality.

Changes to the land use plan for this area are necessary, but it would prove beneficial to check in with these stakeholders and surrounding property owners in preparation of the upcoming update to the Comprehensive Plan.

Staff recommends a small area land use planning exercise consisting of one (1) to three (3) meetings that would accomplish the following:
 

1. Ask the community the following question: "Do any changes to the land use plan for this area need to be made"?
2. Let the group identify opportunities, issues, and potential alternatives
3. Recommend Guiding Principles and Land Use Alternatives to the Planning Commission

15 Minutes

Preparation of this discussion topic and facilitation of the process would be part of normal Staff duties.

Community Development Director

The desired outcome of this discussion topic is consensus as to whether or not to proceed forward with a citizen engagement process for the defined area south of Highway 10.