Agenda - Planning Commission - 03/28/2024

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6. 2. Regular Planning Commission Meeting Date: 03/28/2024 Primary Strategic Plan Initiative: Promote economic growth and development. Information Title: PUBLIC HEARING - Haviland Fields (Presbyterian Homes) - Comprehensive Plan Amendment, Rezoning, Preliminary Plat, and Site Plan Review for a Multi -Family Residential Development at 14501 Nowthen Blvd. NW. Purpose/Background: Presbyterian Homes (the "applicant") has submitted a land use application for development of a large portion of the Lord of Life Church property at 14501 Nowthen Boulevard NW. The project will remove the two houses on the site and some of the underused parking lots. The Church's building and some of the parking lot will remain. Two new multi -family buildings are proposed: a 160-unit senior apartment building and a 280-unit non -age -restricted apartment building. Additionally, 20 units of senior rental townhomes in the form of 10 one -level twinhome buildings are proposed. In all, 460 units are proposed. The site is currently zoned with three different designations - R-IA, R-2, and R-3 and guided in the Comprehensive Plan for Public and High Density Residential land uses. In order to accommodate all of these uses, a Comprehensive Plan amendment is proposed and a rezoning to a Planned Unit Development. The application also includes a plat to subdivide the property and a site plan review for each of the buildings and associated site improvements. An Environmental Assessment Worksheet (EAW) was completed last fall for this project. The EAW contains background information required of larger development types such as this one. The EAW contains information such as natural resources and traffic. The EAW can be found on the City's website at Imps://www.citvoframsev.com/989/Haviland-Fields. Notification: Mailed notification was made to properties within 700 feet of the site. "Proposed Development" signs were placed on the property - one facing Nowthen Boulevard and one facing St. Francis Boulevard. A hearing notice was also published in the March 15 Anoka Union Herald Newspaper. In the fall of 2021, the applicant hosted two neighborhood meetings to gather feedback on the concept development plans. Many of the comments have been incorporated into the plans. Time Frame/Observations/Alternatives: Comprehensive Plan Amendment The Comprehensive Plan Amendment currently identifies approximately one-third of the property for High Density Residential (HDR - up to 15 units per acre) and two-thirds as Public/Institutional uses. The amount of HDR land does not allow for the proposed number of units nor the density that is proposed (20.27 units per acre). The Comprehensive Plan does have a category that would allow for the residential uses and the Lord of Life Church - Mixed Use High (15-75 units per acre). This designation is proposed based on consultation with Ramsey's local planning assistance representative at the Metropolitan Council. It should be noted that the property retained for the religious use, the wetlands, and the park dedication areas are not factored into the density calculation. A copy of the 2040 Comprehensive Plan's Land Use section is attached to this report for reference.