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03-04-15-PC
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<br />City of Arden Hills <br />Planning Commission Meeting for March 4, 2015 <br /> <br />P:\Planning\Planning Cases\2015\PC 15-004 - Valentine Bluff (1901 & 1941 County Road E2) - Preliminary and Final Plat, Rezoning and <br />Comp Plan Amendment\Memos_Reports_15-004 Page 4 of 15 <br />determination as to whether to allow a CPA or not, though they provide great deference to the <br />City as long as the proposed land use change does not have a negative impact on a regional <br />system (i.e. transportation, sanitary sewer, and regional parks). <br /> <br />A city has broad discretion when reviewing whether to rezone a property or amend its <br />Comprehensive Plan. Questions to consider include whether or not the proposed project <br />forwards the broader goals and vision for the City? Would the rezoned property allow for a <br />better development than the current zoning would permit? Is the proposed zoning district <br />appropriate to that particular location? Would the proposed change forward the goals of the <br />comprehensive plan? The request would include the rezoning of property from R -1 Single <br />Family Residential (1941 County Road E2) and N-B Neighborhood Business (1901 County <br />Road E2) to R-2 Single & Two Family Residential District. The official Zoning Map of the City <br />would be updated to reflect this change in zoning if the project is approved. <br /> <br />As part of the CPA for the Valentine Bluff project, a change in land use designation from Public <br />Institutional (1941 County Road E2) and Neighborhood Business (1901 County Road E2) to <br />Very Low Density Residential at approximately 1.54 units per acre is being requested. The <br />City’s 2030 Future Land Use Map would be amended to re-designate the property to reflect the <br />change in land use classification. The Very Low Density Residential land use category allows for <br />development at a net density of 1.5 to 3 units per acre. Net density is defined as the number of <br />dwelling units per acre of land when the acreage involved includes only land for residential uses <br />and excludes arterial street rights of way, wetlands and water features, and other publicly <br />dedicated improvements, such as parks and trails. <br /> <br />If the City approves the CPA, one of the conditions of approval will be that the project is <br />contingent on final approval from the Metropolitan Council. The request for the Future Land <br />Use Map amendment will need to be submitted to the Metropolitan Council by the City. The <br />Metropolitan Council then has 60 days to review the application, though due to the small size of <br />the project and the lack of negative impacts, the City will be requesting a shortened review <br />timeline of 14 days. Once the Metropolitan Council completes their review, they will notify the <br />City of their decision. If the CPA is approved, the applicant can move forward with filing the <br />Final Plat and applying for development permits. <br /> <br />The City must also allow adjacent governments, affected special districts, and affected school <br />districts up to 60 days to review the comprehensive plan amendment. This waiting period allows <br />interested parties to review and comment on the amendment before Metropolitan Council <br />review. However, the Metropolitan Council may prescribe a shorter review and comment period <br />for “minor plan amendments” or may waive the review and comment period if a minor plan <br />amendment involves lands that are not contiguous to other local governmental units.
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