Workshop Item - Erik Thorvig, Community Development Director
Title
Title
Development Proposal for 9550 Central Avenue
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Background
The property at 9550 Central Avenue is owned by MDL Properties, LLC and is occupied by offices for Matt’s Homes. Matt’s Homes is a manufactured home dealer. The site is 2.88 acres, zoned R-4 (Mobile Homes), and guided Manufactured Home Residential in the 2040 Comprehensive Plan. The site is not being used for manufactured home living, but instead, for manufactured home sales, which is allowed in the R-4 zoning district. The site is bordered by Northview Villa manufactured home park, however is not part of the park and under separate ownership. A request made in 1990 to rezone the property to commercial was denied due to concerns about compatibility to the adjacent manufactured home park and traffic generation.
The owner had the property listed in 2019/2020 and received interest for a multi-family project and self-storage (which is not permitted along Highway 65). There was little commercial interest in the property even though it is highly visible from Highway 65. After an unsuccessful effort in selling the property, the property owner approached staff about developing the property for residential, for-sale townhomes. The owner has done similar residential projects in other communities. The attached plan shows 37 units with private roads and ponding on the site. The units would likely be multi-story and landscaping will be critical for the site to be compatible with the adjacent manufactured home park and Highway 65.
The site is challenging in determining what the future land use should be. As mentioned prior, the site is surrounded by a manufactured home park. The site has high visibility from Highway 65, however access is challenging as it is approximately one-quarter mile away from the 93rd Avenue/Highway 65 intersection and further from the 99th Avenue/Highway 65 intersection. Another similar site just to the south on Ulysses St. had been marketed for commercial purposes for several years, however never came to fruition and the city council recently approved a 60-unit apartment building for the site.
Staff believes there could be commercial interest for the property for uses such as office, banking or other destination commercial, as other available sites along Highway 65 are developed. The site could be difficult for uses that require ease of access such as retail, food, etc. It is possible that access to the site could improve with changes to Highway 65, however designs are too preliminary at this point to make a solid conclusion of what the impacts would be, and the timing of said improvements.
Alternatively, staff has concerns regarding additional housing within close proximity to Highway 65. Certain noise mitigation to the physical units and site would be required as part of a residential project.
Staff Recommendation
Discuss the proposed plan and determine whether there is interest in the developer pursuing residential for the property. Any project will require a rezoning and comprehensive plan amendment.
Attachment List
Site Location Map
Site Plan