ITEM: 11.4 DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A COMPREHENSIVE PLAN LAND USE AMENDMENT FROM NC (NEIGHBORHOOD COMMERCIAL) TO L-MDR (LOW/MEDIUM DENSITY RESIDENTIAL) FOR A 4.43 ACRE PARCEL AT HARPERS STREET/LAKES PARKWAY. DONALD KVETON/VILLAGE BANK. (CASE FILE NO. 13-0064/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
12/10/13 |
City Council (Tabled) |
01/02/14 |
City Council (Comp Plan Amendment) |
02/06/14 |
Action Deadline (Extended by City) |
03/03/14 |
Planning Commission
The Planning Commission voted 5-2 to recommend approval of the Comprehensive Land Use Amendment. 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.
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. The attached concept plan is attached to show the type of housing that may be proposed at some point in the future. No firm development plans have been prepared at this time.
Attachments
Zoning and Location Map
Land Use Map
Concept Plan
Public Comments
Recommendation
By motion, approve the Resolution.
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 M, THE LAKES OF RADISSON TWENTIETH 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. 13-0064 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 to 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 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.