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    10.    
City Council Regular
Meeting Date: 08/15/2017  
Subject:    PC 17-22 Consider Resolution 17-89 Approving Land Use Plan Amendment from Office to High Density Residential, 3551 Coon Rapids Blvd
From: Scott Harlicker, Planner

INTRODUCTION
The applicant is requesting City Council approval of Resolution 17-89 changing the land use designation of property located at 3551 Coon Rapids Boulevard from Office to High Density Residential. The applicant has also submitted a corresponding request for a zone change from Office to High Density Residential.
DISCUSSION
Background

The applicant is proposing to change the land use designation of property located at 3551 Coon Rapids Boulevard from Office to High Density Residential. The site is .37 acres and is currently vacant. This site is included in a redevelopment project to construct a 128 unit apartment building. At the time the project was initially proposed, this property was not under contract and was not included in the initial land use amendment and zone change approved in 2016. Since that time, the applicant has acquired the subject property and included it in the current development proposal. However, they did not apply for the necessary land use and zone change until this time.

Analysis

Lot size

The size of the parcel limits the economic feasibility for office redevelopment of the site.  The depth of the site also creates design issues for commercial redevelopment, such as the parking and setback requirements, which favor lots with greater depth. The lot's dimensions better suite combining it with the adjacent parcels to the east and include it as part of a future high density residential development.



Compatibility with Adjacent Residential Land Uses

A single family home abuts the site to the north. High Density Residential development provides a better buffer to Coon Rapids Boulevard and is more compatible than office land uses.

Compatibility with Coon Rapids Boulevard Framework Plan

The Framework Plan identifies infill housing as a "Development Principle". While the PORTs were identified as appropriate for the highest densities, moderate to high density residential development is appropriate for the areas between the PORTs. Furthermore, because of the corridor's transit access, the Framework Plan includes a policy that calls for moderate to high density housing in the areas between the PORTs.

Alignment with Comprehensive Land Use Plan

The Housing chapter of the City's Comprehensive Land Use Plan identifies a variety of housing goals for the City, including allowing for a variety of housing types and designs to allow people a housing choice. The proposed amendment would provide additional acreage for high density housing and therefore additional opportunities for apartments.  Notable objectives in the Plan include addressing blight and blighting influences, the proposed amendment would create an opportunity to redevelop the vacant site.  

The Land Use Chapter also identifies a goal to improve the the appearance and function of Coon Rapids Boulevard ensuring that it redevelops with a variety of housing types.  The proposed amendment supports that goal by eliminating underutilized land and obsolete land uses, and increasing the opportunity for additional housing units.

Planning Commission Meeting

At the Planning Commission meeting held on July 20th, no one spoke at the public hearing. The Commission indicated they thought is was a logical extension of the High Density Residential land use designation. The Commission voted unanimously to recommend approval of the proposed land use amendment.
RECOMMENDATION
In Planning Case 17-22, Council move to adopt Resolution 17-89 approving the amendment to the City's Comprehensive Land Use Plan to change the land use designation from Office to High Density Residential based on the following:
  1. The proposed comprehensive land use amendment is compatible with the adjacent comprehensive land use designations and land uses.
  2. The proposed comprehensive land use amendment will not have an adverse impact on the adjacent properties.
  3. The proposed comprehensive land use amendment is consistent with the Coon Rapids Boulevard framework Plan.
  4. The proposed comprehensive land use amendment is supportive of the Comprehensive Land Use Plan Land Use Chapter and Housing Chapter 's goals for the City, including eliminating under utilized and obsolete land uses, and  creating and maintaining a high quality housing environment, and a variety of housing options.

Attachments
Location Map
Land Use Map
Applicant's Narrative
Resolution 17-89

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