ITEM: 11.2A DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A COMPREHENSIVE LAND USE PLAN AMENDMENT FROM NC (NEIGHBORHOOD COMMERCIAL) TO L-MDR (LOW/MEDIUM DENSITY RESIDENTIAL) FOR AN 8.54 ACRE PARCEL AT HARPERS STREET/LAKES PARKWAY. HANS HAGEN HOMES, INC. (CASE FILE NO. 13-0065/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
12/10/13 |
City Council (Tabled) |
01/02/14 |
City Council (Comp Plan/Plat/CUP) |
02/06/14 |
Action Deadline (Extended by City) |
03/03/14 |
Planning Commission
The Planning Commission voted 7-0 to recommend approval of the Comprehensive Land Use Amendment, Preliminary Plat and Conditional Use Permit. Comments were received and many spoke at the public hearing with concerns about the loss of commercial opportunities within The Lakes development.
Background
This item was tabled at the January 2, 2014 meeting as the City Council had a number of questions related to the request. Subsequently the City Council discussed the land use issues for this and two other adjacent parcels at the January 16th City Council workshop.
The Lakes of Radisson 58th Addition consists of subdividing approximately 8.54 acres into a subdivision with 30 dwelling units. The preliminary plat also includes one outlot for the City to formalize (improve) the overflow parking that has been utilized for the City owned park and beach. This application proposes housing product types that are consistent with the existing Carriage/Village homes that Hans Hagen Homes has been constructing in several neighborhoods within The Lakes.
Comprenhensive Land Use
Currently, this property has a land use designation of NC (Neighborhood Commercial) and does not allow for residential uses and therefore, the land use for the property must be changed to accommodate a residential use.
This property was designated with a commercial land use in 2003 as part of the approval of The Lakes Development. The developer envisioned the commercial land use at this location as part of their master plan. The City had some concern and discussion at that time that this area may be better suited for a residential type land use and that the commercial land use would be more appropriate either on the development's west side at Radisson Road or on the north side at 125th Avenue and Harpers Street. In the end it was agreed that this area would be designated commercial and the developer has been attempting to find a market for it since 2003.
At this time, the developer has requested to change the land use to L-MDR (Low/Medium Density Residential) because of the lack interest over the last 10 years for commercial type uses in this area. The change to L-MDR would allow residential development of generally 3-10 units per acre which would be consistent with the housing found along this area of Lakes Parkway. Outlot A contains approximately 1.5 acres that will be deeded to the City based on an earlier agreement with Main Street 1000. The City is planning to construct permanent parking for the Lakeside Commons Park and public beach in 2014 on the Outlot.
The homes are marketed to empty nesters and young professionals. The proposed single-family products are reminiscent of carriage styled homes from the past. They will be enhanced with impressive exterior architectural details. The homes would include brick, stone, hardi-siding, carriage style garage doors, varying gables and hip rooflines. The floor plans would provide 1,900 to 2,400 square feet of finished area. The estimated price range is $235,000-$275,000.
The development plan for 30 lots covers approximately 7 acres and therefore would be built at a residential density of 4.3 units per acre, which is in the lower portion of the LDR/MDR range of 3-10 units per acre.
A number of the new homes will be immediately adjacent to either the beach or the new parking for the beach and Lakeside Commons Park. The berm and landscaping described above will help lesson that impact but the park and beach are high level activity areas during the summer months generating noise from kids either playing at the beach or volleyball players on the sand volleyball court. The developer has agreed to execute a document with each purchase and prior to closing with each buyer that acknowledges that the new home is in close proximity to an active City park. Since the initial City Council discussion of January 2nd the developer has increased the height of the berm by proposing retaining wall on the residential side of the berm and a fence on the top of the berm. The impact of this change would be to reduce the visibility of the homes from the lake and to block any view from the new homes into the volleyball area.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Land Use Map
Preliminary Plat
Grading Plan
Utility Plan
Landscape Plan
Elevations (6)
Public Comments Received
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 December 10, 2013, and recommended approval regarding the Comprehensive Plan amendment request for:
OUTLOT A, THE LAKES OF RADISSON FORTY-FIRST ADDITION, ANOKA COUNTY, MINNESOTA.
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. 13-0065, from NC (Neighborhood Commercial) to L-MDR (Low/Medium Density Residential) based on the following rationale:
1. The existing NC (Neighborhood Commercial) has little or no market appeal given its low visibility from the general traveling public. Long term sustainability (re-leasing of tenant spaces) is of special concern of lenders and investors making any commercial proposal very difficult to finance.
2. While not as convenient for this specific development the City has better locations for small neighborhood scale retail that will likely be proposed just to the east of The Lakes (Lexington/125th Avenue).
3. The change to L-MDR would allow for housing to be proposed that is consistent with other housing types in this vicinity of The Lakes development.
4. Approving this request would move these parcels forward towards development and remove the neighborhood uncertainty about the future use of the land.
5. The approval of a land use change to L-MDR is contingent on review and concurrence from the Metropolitan Council.
PASSED by the City Council of the City of Blaine this 6th day of February 2014.