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August 28, 2017 Page 3 COMPREHENSIVE PLAN GUIDANCE The Comprehensive Plan’s Land Use Plan discusses the following items related to the sites at 2401 and 2501 Lowry Avenue: • It guides the 2401 Lowry Avenue (Bremer Bank) site for Commercial and the 2501 Lowry Avenue site for High Density Residential. It acknowledges that mobile home housing on the former Lowry Grove site was aging and states intent for a long-term redevelopment plan for higher-intensity use of the site. • It states that any changes in land use would be initiated by the landowner, not proactively by the City. • It states that any change in land use would require proper notification and provision for re- location under state statute. • It states the importance of provision of affordable housing in this area to the community. • It outlines a general vision, should the property re-develop, that includes a mix of multi- family housing (“townhomes and condominium apartments”) • It discusses the need for better pedestrian improvements and streetscape on Kenzie Terrace. • The density range for High Density Residential is specified as a minimum of 25-40 dwelling units per acre. ZONING GUIDANCE The 2401 Lowry Ave site is currently zoned C – Commercial, which is a zoning district that allows generally for retail sales and service uses. The 2501 Lowry Ave site is currently zoned R-1 – Single Family, which is a zoning district that allows for detached single family uses. The applicant is requesting to rezone both sites to Planned Unit Development (PUD). The intent of a PUD zoning designation is “to create a more flexible, creative, and efficient approach to the use of land”, and may include a greater use variety and dimensional flexibility than the underlying zoning district(s) would allow. City Code section §152.203 (“ALLOWED USES”) stipulates that a PUD development plan may deviate from the area’s underlying zoning and allowed uses, and that the uses defined in the final PUD agreement take precedence: “Uses within a PUD may include only those uses generally considered associated with the general land use category shown for the area on the official Comprehensive Land Use Plan. However, in some unique situations, the PUD may allow the approval of use or uses that are not listed as either permitted or conditional uses in any underlying zoning district. The specific allowed uses and performance standards for each PUD shall be delineated in an ordinance and development plan. The PUD development plan shall identify all the proposed land uses, which shall become permitted uses if the final development plan is approved.” PRELIMINARY PUD DEVELOPMENT REVIEW 7