CC PACKET 03082022 - Laserfiche WebLink

Home Browse Search

March 8, 2022 Page 5 Current Amendment Application. As noted, the applicant is seeking a revision to the Land Use Plan, redesignating the land from High- to Low-Density Residential. To pursue this amendment, the City will need to revise more than the map, since the map is directly tied to many of the numbers used elsewhere in the plan for sewer, traffic, and most notably, housing. Because the Comprehensive Plan was approved with a fixed objective for new housing units, with a component of affordable units, the land use guidance for this site afforded the opportunity to assign several of those unit allocations. The Met Council staff’s approval memorandum for the City’s 2040 Plan required the City to adopt an affordable unit allocation for 2020 – 2030 of 153 affordable housing units. Re-guiding the subject property to Low Density Residential would remove a significant portion of those affordable units from the 2020-2030 and 2030-2040 Plan inventory, and they would (likely) have to be reallocated to other sites. It is not clear how this might occur, and would require some presumably extensive discussions with the City for suitable locations (and consequent reguiding and/or rezoning), as well as with Met Council staff. In that regard, it is possible that some or all of the replaced manufactured homes may qualify for a portion of that allocation, but because there is no specific development approval for the site, the mechanism for ensuring that is not clear at this point. Moreover, the applicant’s plans for the site – if the prior manufactured home park is a guide – would anticipate more than 90 units on the property (the precise number has not been determined). In any case, at 11 acres, the density of the site is actually more than 8 units per acre – a land use that falls in the medium density category (4-20 units per acre, per the 2040 Plan). Before staff undertakes the extensive research and Met Council discussions required to pursue and ascertain the extent of other changes necessary to accomplish the applicant’s request, a determination as to whether the City considers that effort to be in the interest of the City’s 2040 Plan overall and its land use goals and objectives. While the property owner is concerned that the Hennepin County Assessor is incented to raise property value (and thus property taxes) on the parcel, the land use implications for the City are separate from that interest. For reference, the taxable value and classification taken from the Hennepin County website list the parcel as “Manufactured Home Park” assessed 2021, for taxes payable 2022. Staff is unaware if that classification has been changed for taxes payable 2023. SUMMARY AND STAFF/PLANNING COMMISSION RECOMMENDATIONS Staff Recommendation Staff and Planning Commission recommend the following motion: 1. Denial of the requested Comprehensive Plan Amendment, retaining instead the current land use designation for the subject property as High Density Residential. This action would be taken based on findings (included in the attached Resolution) that while the current zoning designation on the City’s Zoning Map and the land use 29