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Planning Commission Regular
PC 18-22 Land Use Amendment, 11790 Xeon Street, SPL Holdings
Scott Harlicker, Planner
The applicant is requesting the Planning Commission recommend approval of a land use amendment to change the land use designation from High Density Residential to Moderate Density Residential. The applicant is also proposing a corresponding zone change Moderate Density Residential.
Conduct a public hearing
Recommendation by Planning Commission
Decision by City Council on: February 5, 2019
60 DAY RULE
The applicant submitted this application on: November 13, 2018
To comply with the requirements of Minnesota Statute §15.99, the City extended the 60-day requirement to March 13, 2019.
The property is located on the west side of Xeon Street, north of Northdale Boulevard on the south side of Sand Creek.
High Density Residential
High Density Residential/PUD
Park, Recreation and Preserve
High Density Residential
High Density Residential
Townhomes and parkland
High Density Residential and Park Recreation and Preserve
Conservancy and High Density Residential
Townhomes and Sand Creek
Moderate Density Residential and Park Recreation and Preserve
Low Density Residential 2 and Conservancy
In 1987, the City Council approved a Planned Unit Development for six 3-unit buildings. In 1989, the plat for the project was approved and a 3-unit building was constructed on the northeast corner of the site. None of the other buildings have been constructed. In 1999, the six undeveloped lots went tax forfeit. In 2006, Anoka County combined the six lots into one and offered them for sale. The applicant recently bought the parcel with the intention of developing it. They have not submitted development plans to date. Changing the land use designation, and the corresponding zoning, to Moderate Density Residential and eliminating the PUD will set the stage for a future townhome developement.
The parcel is 3.4 acres in size and is currently undeveloped. It has frontage and access from Xeon Street. Sand Creek is located along the north property line as are three condominiums constructed under the current PUD plan. Town homes are located along the south property line. The site is wooded with rolling topography. Coon Creek Watershed District has a 100 foot setback requirement from Sand Creek; the area along Sand Creek is also within the flood plain.
The site is currently guided High Density Residential and is zoned High Density Residential/PUD.
Current Land Use
The description of the High Density Residential land use designation is multi-family housing, including apartment buildings and condominiums, at a gross density of 7 to 30 units per acre. In the proposed 2040 Plan, High Density Residential is described as multi-family housing, including apartment buildings and condominimus, at a gross density of 10 to 50 units per acre.
The High Density Residential land use designation was in place when the current PUD was approved. According to the project staff report, the reason for the PUD was the site could not be developed at the higher density because of the setback requirement along Sand Creek and the floodplain.
Proposed Land Use
The description of the Moderate Density Residential land use designation is generally attached housing, including two-family homes and townhomes, at a gross density of 4 to 7 units per acre. In the proposed 2040 Plan, Moderate Density Residential is described as attached housing, including two-family and townhomes, at a gross density of 5 to 10 units per acre.
Environmental factors including, proximity to Sand Creek, flood plain, wetland and rolling topography does not allow for development at the higher density allowed under the High Density Residential land use designation. The proposed Moderate Density Residential designation will allow for development at a density more suitable for the site and at a townhome style similar to the adjacent developments.
One of the stated Policies of the City's Comprehensive Plan is to review and update the City's zoning regulations and land use designations periodically for residential districts to reflect changing lifestyles and ensure that infill development is compatible with the surrounding neighborhood in scale and design. This site, which is currently guided for High Density Residential, is surrounded by low and moderate density land use sites on the north and townhomes to the south. Amending the land use for the site from High Density Residential to Moderate Density Residential would represent consistency with this Comprehensive Plan policy.
In Planning Case 18-22, the Planning Commission move to recommend approval of the proposed land use amendment from High Density Residential to Moderate Density Residential based on the following:
The site conditions do not allow for residential development at a density allowed with High Density residential land use designation.
The proposed amendment is consistent with the Comprehensive Plan in that it allows residential development that reflects changing lifestyles and ensures that infill development is compatible with the surrounding neighborhood in scale and design.
Land Use Map
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