HomeMy WebLinkAboutRES 17-070 DENYING THE COMPREHENSIVE PLAN AMENDMENTS, PUD PRELIMINARY DEVELOPMENT PLAN/ PUD REZONING, AND PRELIMINARY PLAT RELATED TO THE VILLAGE, LLC PROJECT LOCATED AT 2401 AND 2501 LOWRY AVENUECITY OF ST. ANTHONY VILLAGE
STATE OF MINNESOTA
RESOLUTION 17 -070
A RESOLUTION DENYING THE COMPREHENSIVE PLAN AMENDMENTS, PUD
PRELIMINARY DEVELOPMENT PLAN /PUD REZONING, AND PRELIMINARY
PLAT RELATED TO THE VILLAGE, LLC PROJECT LOCATED AT 2401 AND 2501
LOWRY AVENUE
WHEREAS, on June 14, 2017, the City of St. Anthony Village received a request from the Applicant,
The Village, LLC, for the following applications (the "Original Application "):
Comprehensive plan amendment request to the High Density Residential
district to accommodate a higher proposed density on the site;
Comprehensive plan amendment request to change the guided land use from
Commercial to High Density Residential at 2401 Lowry Avenue;
Rezoning request/Planned Unit Development Preliminary Development Plan
request to change the zoning of the site from RI — Single Family Residential
(at 2501 Lowry Avenue) and C — Commercial (at 2401 Lowry Avenue) to
Planned Unit Development (PUD);
• Preliminary Plat request.
The property comprising the site is legally described in Exhibit A (the
"Property").
WHEREAS, on August 28, 2017 the Planning Commission held a public hearing regarding the
proposals, took extensive public testimony, reviewed the Application, and took the
following actions:
1. Motion to deny the Comprehensive plan amendment request to the High Density
Residential district to accommodate a higher proposed density on the site (5 to 1);
2. Motion to approve the Comprehensive plan amendment request to change the guided
land use from Commercial to High Density Residential at 2401 Lowry Avenue (4 to
2);
3. Motion to deny the Rezoning Request/Planned Unit Development Preliminary
Development Plan request to change the zoning of the site from RI — Single Family
Residential (at 2501 Lowry Avenue) and C — Commercial (at 2401 Lowry Avenue)
to Planned Unit Development (PUD) (6 to 0);
4. Motion to deny the Preliminary Plat request (6 to 0).
WHEREAS, on October 2, 2017, the Applicant submitted a revised plan set ( "Revised Application);
and
WHEREAS, in preliminary review of the revised plan, staff found the overall density of the site to
exceed the guidance in the comprehensive plan; and
WHEREAS, the portion of the Property located at 2401 Lowry Avenue is currently guided by the
City's Comprehensive Plan as Commercial; and
WHEREAS, the portion of the Property located at 2501 Lowry Avenue is currently guided by the
Comprehensive Plan as High Density Residential; and
WHEREAS, the St. Anthony Village's zoning district needs to be consistent with the City's
Comprehensive Plan allowing for a 25 to 40 units per acre; and
WHEREAS, the Planned Unit Development re- zoning is an appropriate zoning district to utilize for
the review of this project, given its High Density Residential land use guidance, unique
and varied site surroundings, and due to involving a larger re- development area with
more than one parcel; and
WHEREAS, the re- development should be evaluated as a complete development, consistent with past
practices involving more than one development site in a larger Planned Unit
Development district; and
WHEREAS, the High Density Residential designation, within the Comprehensive Plan, allows a
maximum of 25 to 40 units per acre which reflects the unique characteristics of each site;
WHEREAS, the Comprehensive Plan is the city's guiding document, approved in 2008, and reviewed
in accordance with State Statute by the Metropolitan Council; and
WHEREAS, the original (48 units per acre) and revised Application (41. 4 units per acre) is not
consistent with the Comprehensive Plan regarding density maximums set forth; and
WHEREAS, A Planned Unit Development plan for the Subject Property, at a maximum density of 25
units per acre as currently allowed in the Comprehensive Plan, is more likely to achieve
the following public values:
• Better consistency with surrounding residential land uses, particularly those located on
the north and west adjacent property;
• Less impact to the northern alley in terms of access and setbacks;
• Less impact to the character of the neighborhood;
• Less impact to the pedestrian and vehicular access within the neighborhood;
• Less potential traffic risk to the health and safety of students on nearby properties;
• Better opportunities for green space and tree preservation within the development;
• More opportunities for higher parking ratios and less deviation from the required 2 spaces
per unit; and
• Height of buildings which is more consistent with surrounding land uses, especially on
the west and north side of the development, and those developments that have been
approved over the 30 years.
• Create an overall development that serves all public objectives, including the
development of affordable housing at densities consistent with the Comprehensive Plan.
NOW, THEREFORE BE IT RESOLVED, that the City Council of the City of St. Anthony Village denies
all portions of the Application, original and revised, based on a review of the complete record and the
findings contained in this Resolution which include:
(1) The use districts are not protected by the Application;
(2) Orderly development and redevelopment is not promoted by this Application;
(3) The proposal does not provide adequate light, air, and access to property;
(4) The proposal does not prevent congestion in the public streets;
(5) The proposal does not prevent overcrowding of land and undue concentration of structures by
regulating land, buildings, yards, and densities; and
(6) The Rezoning Request/Planned Unit Development Preliminary Development Plan request and the
Preliminary Plat are not consistent with the Comprehensive Plan.
Adopted this 10u' day of October, 2017
L -y
S4 'erome O. Faust, Mayor
ATTEST:
Nid'oYe Miller, City Clerk
Review for Administration:
Mark Casey, City Ma ger