Public Hearing - Consider Request for Comprehensive Plan and Zoning Amendment at 14501 Nowthen Blvd NW

The City has received an application for Site Plan Review for Stoney River, a 6.5 acre subdivision for a 72-unit assisted living and memory care facility.  The site is located within the B-1 General Business District.  Assisted Living and Memory Care Facilities are not specifically listed as Permitted or Conditional Uses within the B-1 District, although Medical Clinic are.  Although residential in nature, assisted living and memory care facilities certainly have a medical care focus, often times 24/7 medical care.

The City has prepared an ordinance amendment to specifically liste Assisted Living and Memory Care as a Permitted Use within the B-1 District, but has prepared this case in the event the ordinance amendment is not adopted.  The request would amend the land use designation for the Comprehensive Plan from Commercial to High Density Residential (HDR) and zoning from B-1 General Business District to R-3 Residential.

Standard notification for Comprehensive Plan and Zoning Amendments are all properties within 350 feet.  As part of the Sketch Plan Notification for the Minor Plat request associated with the Application, all properties within 700 feet of the Subject Property were notified of this request in addition to the Minor Plat and Site Plan Review.  The Public Hearing Notice was properly notified in the Anoka County Union, the City's official newspaper for public notices.

As stated, the request would re-zone approximately 6.5 acres of B-1 General Business District to R-3 Residential.  Permitted density in the R-3 District is 7-15 units per net buildable acre.  Formal calculation would increase the City's household forecasts by 45 households.  The Metropolitan Council calculation uses the minimum density in the range to forecast households.  Due to the size of the change and level of increase in households, Staff anticipates that this would fall under administrative review by the Metropolitan Council rather that full Metropolitan Council review.

This is a contingent, or fall back request in the event the ordinance to list Assisted Living and Memory Care as a permitted use in the B-1 General Business District is not adopted.  If the original ordinance is adopted, this case will not be sent to City Council for consideration.  Staff is attempting to limit the amount of delay in the event the ordinance is not adopted. The request applies to only to Lot 1, Block 1 of the proposed Stoney River Addition.  Staff would prepare a new map only if the request is needed and approved.

All costs associated with reviewing the project are the responsibility of the Applicant.

Staff recommends that the Planning Commission recommend to the City Council that the Comprehensive Plan and Zoning Amendments be adopted in the event the ordinance to amend the B-1 General Business District permitted uses is not adopted.

Motion to recommend that the City Council approve the approve the Comprehensive Plan and Zoning Amendments in the event the ordinance to amend the B-1 General Business District permitted uses is not adopted and direct staff to prepare an updated Future Land Use Map and Official Zoning Map.