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Bell Creek Economic Opportunity Area zoning seen as restrictive; commission opens door to master plan or zoning changes
Summary
Staff described development constraints in the Bell Creek/river road Economic Opportunity Area (EOA), including buffers and a 55% commercial minimum; property‑owner interest in a master plan and mixed‑use residential proposals led the commission to ask staff to explore loosening standards or pursuing a master plan.
Staff reviewed the Economic Opportunity Areas (EOA) along River Road and Bell Creek and told the commission the zoning currently imposes constraints that have impeded development: environmental buffers for Bell Creek reduce developable acreage and a code requirement that 55% of development be commercial is difficult to meet under current market conditions.
Staff said property owners have approached the city about a master plan or a rezoning approach to allow more residential and mixed uses; one preliminary master plan concept described to staff includes roughly 300 dwelling units, about 100 senior units and 50,000 square feet of commercial space, though staff described those figures as developer‑proposed and not finalized. Commissioners and staff discussed whether to leave the EOA designation in place and revise standards or to rezone to CMU or RC where appropriate. Staff noted the tribe owns significant parcels in the area and has developed health and treatment facilities there, and that the varied ownership and public interest mean any rezoning should be coordinated and mindful of prior incentive structures tied to EOAs.
Ending: Staff will inventory statutory and policy constraints related to the EOA designation, consult property owners, and return with options (standards changes, master plan pathway, or rezoning alternatives) for commission consideration.
