Consider Request for a Comprehensive Plan Amendment to Rearrange Areas Guided Low and Medium Density Residential (Project No. 22-126); Case of Green Valley Greenhouse

The City has received a Land Use Application from Green Valley Greenhouse (the "Applicant") for a Comprehensive Plan Amendment, Zoning Amendment, Plat, Site Plan, and Amended Conditional Use Permit related to their existing greenhouse operation.  The request involves 6750 Green Valley Road and 17455 Nowthen Boulevard (together, the "Subject Properties").  Most of these actions are outside the purview of the Environmental Policy Board, with the exception of the requested Comprehensive Plan Amendment. 

The official public hearing, which will be held by the Planning Commission on July 28, 2022, will be noticed in the Anoka Union Herald, the City's official newspaper.  Staff will also send out notification, via standard U.S. mail, to property owners within 700 feet of the Subject Properties.

Project Summary and Background
The Applicant is in the process of acquiring 6750 Green Valley Road with the intention of expanding their greenhouse operation in the future.  The property is approximately 28 acres in size and currently has a split zoning designation of R-1 Residential (MUSA) - 80 (about 18 acres) and R-2 Residential Medium Density (about 10 acres).  This future land use designation for this property is also split between Low Density Residential (about 18 acres) and Medium Density Residential (about 10 acres).  Commercial garden nurseries or greenhouses with buildings is a Condtional Use in the R-1 Residential District, but not in the R-2 Residential District.  This is what is prompting the request for a Zoning Amendment and Comprehensive Plan Amendment.

The seller also owns the property to the south (17455 Nowthen Boulevard), which is about 36 acres in size.  This property is zoned R-1 Residential (MUSA) - 80 and is guided as Low Density Residential.  The seller is willing to 'swap' the zoning and land use designations over approximately equivalent 'buildable' acreage so that the expansion of the greenhouse operation can proceed in accordance with City Code.  The proposal is to re-guide and rezone just under 7 acres of 6750 Green Valley Road from Medium Density Residential (R-2 Residential) to Low Density Residential (R-1 Residential MUSA - 80) and conversely, to re-guide and rezone approximately 7 acres of 17455 Nowthen Boulevard from Low Density Residential (R-1 Residential MUSA - 80) to Medium Density Residential (R-2 Residential).  This would result in no net gain or loss of land intended for single family residential or medium density residential housing.

Natural Resources Information
There is a county ditch (encumbered with an easement), wetlands, and an 'undetermined' flood zone on 6750 Green Valley Road. There is also tree cover following the ditch area (the remainder of this parcel is farmland). The City's Natural Resources Inventory (NRI) indicates an 'altered/non-native plant community' along the county ditch.  Any future residential development would be subject to the standard review process by the City, including the EPB reviewing the natural resources aspects of the project.  At this time, there is no residential project proposed and the greenhouse expansion does not appear to impact the wetlands, ditch area, or existing trees.

All costs associated with this request are the Applicant's responsibility.

Staff recommends approval of the requested Comprehensive Plan Amendment as there is no net loss of either land use designation.