Agenda - Planning Commission - 04/01/1997

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CASE REQUEST.TO REZONE CERTAIN PROPERTY FROM B-1 AND B-2 BUSINESS TO R-1 URBAN RESIDENTIAL; CASE OF GOOD VALUE HOMES By: Zoning Administrator Sylvia Frolik Background: John Peterson Of Good Value Homes is requesting a rezoning of property located north of 153rd Avenue NW a~id west of T.H. #47 to facilitate the development of single family homes on the property. Notification: State statute requires notification of the public hearing to owners of property within 350 feet of the subject property. Staff sent hearing notices to owners of property within 700 feet of the subject property. Observations: The property is approximately 20 acres in size and is in the Metropolitan Urban Service Area (MUSA). The isketch plan accompanying the application proposes to develop the entire parcel with single family homes. The adjacent parcels to the north and west are zoned residential; the parcel to the east is zoned commercial; and the property on the south side of 153rd is zoned commercial and residential The Comprehensive Plan targets this property for commercial development. However, in the most recent attempt to update the land use element of the Comprehensive Plan, there was some discussion about reducing the amount of commercial property on the north side of 153rd. Following that, the discussion focused on the corridor between County Road #116 and Highway #10, and the area of 153rd and T.H. #47 was not revisited in that update process. The amount of[developable commercial acreage at the intersection of 153rd and T.H. #47 is 81 acres. At 35%.tot coverage, this area has the potential for 1,234,926 square feet of commercial space. Over the past nine years, the City has experienced an average of 19,000 square feet of commercial space build-out per year. This figure includes cold storage, warehouse, and storage space at facilities such as Anoka Ramsey Sports Center, Anoka Self Storage, Pro Sporting Goods and Anchors Away. At 19,000 square feet of building space per year, the inventory of commercial prgperty at just the subject intersection would take 64 years to build out (although we expect future construction to exceed the pace of historical construction patterns to some degree). This does not take into consideration availability of other commercial parcels throughout the community.