DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A COMPREHENSIVE LAND USE PLAN AMENDMENT FROM PI/PC (PLANNED INDUSTRIAL/PLANNED COMMERCIAL) TO HDR (HIGH DENSITY RESIDENTIAL) FOR A SENIOR HOUSING DEVELOPMENT ON PARCEL 10 OF THE MASTER DEVELOPMENT PLAN FOR LEXINGTON MEADOWS, LOCATED AT THE SOUTHWEST QUADRANT OF LEXINGTON AVE NE AND 109TH AVENUE NE. WELLINGTON MANAGEMENT. (CASE FILE NO. 17-0026/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
07/11/17 |
|
City Council (Comp Plan Amendment) |
08/03/17 |
|
Action Deadline |
08/07/17 |
Planning Commission Action
The Planning Commission voted unanimously to approve the comprehensive land use plan amendment. A comment was received with regard to the watershed in the area and the acknowledgement of an existing adjacent business.
Background
Wellington Management is proposing to develop the southwest quadrant of Lexington Avenue and 109th Avenue. The quadrant is roughly 80 acres in size, is zoned PBD (Planned Business District), and has a land use of PI/PC (Planned Industrial/Planned Commercial). The development proposal utilizes approximately 32 acres of the 80 acre site and includes potential general retail/office uses and a senior housing residential piece. These uses would be supported by the PBD zoning district. The housing portion of the development, however, is not currently supported by the PI/PC land use designation. The applicant is requesting to change the land use for the housing portion of the development to HDR.
The senior housing piece, which consists of a four-story apartment building with 189 units, is being proposed by Dominium, who is a senior housing provider with other developments in the metro area. Dominium is proposing an income limit of 60% of the area median income for seniors living in this building, which means that Dominium is looking to secure financing for the project prior to the start of construction. In order to secure the financing, Dominium and its lenders need to have some assurances from the City that this plan will be supported when final plans have to be drawn up and the appropriate land use applications have to be submitted.
At this time, Dominium, and Wellington Management, are also requesting Master Development Plan (concept level approval) approval from the City. The PBD section of the Zoning Ordinance allows for this type of process, and the City has used this process before when similar circumstances have applied. The applicants would still be required to obtain conditional use permits for all uses in the future, and would still need to plat the property in phases according to their development plan. The Master Development Plan approval simply approves the general layout of lots, streets and general uses involved with the development. The details of this development will come through the Planning Commission at a later date.
Comprehensive Plan Amendment
The proposal for including higher density housing on approximately six (6) acres of this site (shown as Lot 10) has been presented to the City Council at a workshop meeting to gauge their interest in this concept. The City Council gave the indication to move forward with the comprehensive plan amendment and hold a public hearing on the matter.
Obviously, the amendment is needed to add senior housing into the mix of the uses for this development. In its narrative, Wellington has listed possible scenarios for uses in the overall development, and senior housing would fit and blend well with those uses.
Finally, housing with an affordability component that increases housing choices for independent seniors has been established by the City as a need for the City and surrounding areas.
Master Development Plan
Wellington has submitted a narrative that describes potential uses, site layout, type and size of structures, exterior materials used on the buildings, roadway and parking layouts, signage and lighting.
The site will have a full movement access off of 109th Avenue that will serve as one of the main entrances to the development. A limited access (RI/RO) is also proposed onto Lexington Avenue. Both of these accesses will need to be approved by Anoka County. The developer will need to take the lead in this approval process and will have responsibility for completing the improvements as required by the County.
The applicant has been asked by staff to include a roundabout on the main thoroughfare in the development which is shown on the Master Development Plan. The north south street will also connect to Austin Street on the south side of the development, which will also need to be extended and connect to Pheasant Ridge Drive. This extension is the responsibility of the Blaine EDA.
The applicant has stated that this will be a mostly retail development with a possible large retail user (potential grocery site) on the northeast corner of the development. There have been no tenants secured for this site yet, as this Master Development Plan approval is a step towards providing tenants with a concept design to base their decisions upon.
Almost half of the acreage will be used for drainage and ponding purposes. The concept plan shows a stormwater pond, lake and a wetland on the southwest side of the development. Of course, all appropriate agencies will need to be contacted to obtain proper permits for this development.
The senior affordable housing component of the development could include approximately 189-units that would be considered independent living units. This project would be located on parcel 10 on the concept plan. There could be one, two and three bedroom units and the rent would range from $975 to $1,350 per month. The project amenities would include a community room, fitness center, card/craft room, heated underground parking and landscaped outdoor seating areas. Apartment features would include private balconies or patios in most units, washer/dryer in each unit, large walk-in closets and 9-foot ceilings.
A potential project schedule would suggest that site work could begin in the spring of 2018 depending upon tenant interest, project financing and agency approvals.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Narrative - Wellington
Conceptual Site Plan
Conceptual Grading Plan
Narrative - Dominium
Conceptual Senior Housing Renderings
Conceptual Site Rendering
Body
WHEREAS, Minnesota Statutes, Chapter 462.355, Subdivision 2, prescribes the procedure for amending the Comprehensive Plan; and
WHEREAS, the Planning Commission held a public hearing on July 11, 2017, and recommended approval regarding the Comprehensive Plan amendment request for:
A parcel of approximately six (6) acres in size located westerly of the proposed Austin Street alignment and shown on the Lexington Meadows Master Development Plan as Lot 10.
WHEREAS, the City Council has reviewed the Comprehensive Plan amendment request and finds the change to be in general conformance to the adopted Comprehensive Plan for land use compatibility.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that the land use plan be amended to change portions of the property, as described above, and based on land use maps contained within Case File No. 17-0026, from PI/PC (Planned Industrial/Planned Commercial to HDR (High Density Residential), based on the following rationale:
1. The senior housing component of the Master Development Plan requires a high density residential (HDR) land use because of the potential density of the project. The HDR land use works with this proposal.
2. The senior housing high density use will fit in well with other potential uses and would help support the uses proposed in the master development plan.
3. Affordable senior housing is needed within the City and this project provides an opportunity to fill that need.
4. Planning Commission recommendation and City Council action is contingent upon formal Metropolitan Council land use review and approval.
PASSED by the City Council of the City of Blaine this 3rd day of August, 2017.