Agenda - Planning Commission - 07/10/2014

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One of the major factors of considering an Office Park on the south side of Highway 10 was the potential construction of a river crossing to the city of Dayton. Focus shifted away from residential adjacent to this larger roadway improvement that was shown on the Comprehensive Plan at the time. However, as part of the final design of the Armstrong Interchange, the Highway 10 Access Planning Study, and previous development approvals north of Highway 10, the future river crossing is not likely to occur in this location as originally planned, but perhaps be connected with Armstrong Boulevard. The crossing point to the city of Dayton would remain the same. The second factor to consider in establishing a future business park on the north side of Highway 10 versus the south side is the availability and cost to extend required improvements to service the area. Several years ago, when this process first began to be reviewed, it was determined that the costs to extend improvements to the south of Highway 10 location was cost prohibitive. Given the current location of roadways and utilities north of Highway 10 and west of Armstrong Boulevard, it is feasible to consider that the site north of Highway 10 is market -relevant. The final factor to consider in adjusting the land use plan to the north side of Highway 10 is types of permitted use, outside storage, and compatibility with existing surrounding uses. The site north of Highway 10 would appear to be more compatible for warehousing, light manufacturing, and outside storage. These are all uses currently permitted in the City's existing employment zoning districts. Future Land Use Map The preliminary layout of a Future Land Use Map amendment is attached for review as part of the Guiding Principle document. At the May Planning Commission Meeting, the Commission established a guiding principle document that framed Staffs preparation of this case. Said document is attached. Additionally, the current Future Land Use Map is attached for your review. Impacts to Future Growth Forecasts The amendment would be forecasted to create 744 new jobs for the community (eight [8] employees per acre). Since retail was already forecasted for a portion of the amendment (fifteen [15] employees per acre), the net increase for the Comprehensive Plan would be approximately eighty (80) new employees. In comparing the preliminary 2040 Forecasts, Staff recommends that this Amendment be approved without an official change to the City's official forecasts. The amendment would reduce the City's housing unit forecast by 157 households (91 of these households = Medium Density Residential [3-7 units per acre]; 66 of these households = High Density Residential [7-15 units per acre]). The 66 units of HDR will impact the City's Housing Score as it will reduce the City's ability to provide affordable housing. The City's Housing Score is a component of the City's voluntary participation in the Livable Communities Program. The City has been a beneficiary of this program, securing several grant awards for projects (or portions of projects) such as the Amphitheater at The Draw, Sunwood Drive, the Municipal Parking Ramp, Center Street, Mississippi Skyway, land use planning grants, and affordable housing projects. Additionally, it is noted that the City recently submitted an Application to the Metropolitan Council for funding assistance to be applied toward a high -density residential development proposed to be located adjacent to Residence at The COR. Since focus on the future business park is shifting from the south side of Highway 10 to the north side of Highway 10, the Planning Commission may want to consider replacing all or a portion of the impacting housing forecasts to a portion of the south side of Highway 10. Staff notes that it would be important to address future residential needs alongside future employment needs in order to create a diverse and balanced land use vision. Funding Source: This case is being handled as part of normal Staff duties in partnership with the EDA. Recommendation: