Agenda - Council - 01/10/2012 - Laserfiche WebLink

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A2011-21 Staff Report December 6, 2011 Page 4 of 4 The Institutional category is designed to allow for governmental, educational, religious, social facilities or cemeteries. The proposed long term use of this land is cemetery which is consistent with the Institutional land use. One of the policies in the land use plan is to "Grant zoning changes only when it can be demonstrated that rezoning will result in a community or neighborhood benefit that outweighs any potential adverse impact upon surrounding properties." Staff believes that expansion of community uses such as a cemetery can be viewed as a benefit to the community. It is better for the cemetery to expand on adjacent, unused land, rather than purchasing land that may be used for development in the future. This would be considered and adverse impact to the community. As noted in the rezoning review, a cemetery use should have little impact on surrounding properties. Transportation The property is adjacent to Highway 10. The 2030 Comprehensive Plan states Highway 10 is well in excess of its designed capacity and is experiencing severe congestion as a result. In addition to the increased congestion, the mismatch between roadway design and the volume of traffic has also caused safety problems. A study was completed that showed potential Highway 10 expansion to an expressway with a grade separated interchange at Thurston Avenue and Highway 10. Recently MnDOT has removed this project from any funding sources and it is anticipated that even if money were to become available, the project would not occur for some time. If a grade separated interchange occurs, land will be needed on the north side of Highway 10. However, the land needed has been acquired by the city of Anoka when the Eniva Addition plat was approved in 2009. It is not anticipated any land would be needed in the location of the land to be purchased by St. Stephen's. RECOMMENDATION Staff recommends approval of the proposed amendments based on the findings listed in the staff report. COMMISSION ACTION The Planning Commission can recommend approval of the application, denial of the application, or postpone the decision to allow for more information to be obtained. Erik J. Thorvig City Planner/Economic Development Coordinator