HomeMy WebLinkAbout5.b. Request by Ryland Group for a Comp Plan Amendment to develop a 70 Lot Subdivision and Public Park in Greystone 3rd Add 4ROSEMOUNTEXECUTIVE SUMMARY
PLANNING COMMISSION
Planning Commission Meeting Date: April 22, 2014
Tentative City Council Meeting Date: May 20, 2014
AGENDA ITEM: Case 14-25-CPA, Request by The Ryland
Group, Inc. for a Comprehensive Plan AGENDA SECTION:
Amendment to develop a 70 Lot Subdivision Public Hearing
and public park in Greystone Third Addition
PREPARED BY: Eric Zweber, Senior Planner AGENDA NO. 5.b.
ATTACHMENTS: Location Map; Concept Plan; Parks & f\L
Recreation Director's Memorandum dated APPROVED BY:April 16, 2014;
RECOMMENDED ACTION: Motion to recommend the City Council approve a
Comprehensive Plan Amendment for the Greystone Third Addition development amending
the land use designation from MDR — Medium Density Residential to LDR - Low Density
Residential, subject to the approval of the Comprehensive Plan Amendment by the
Metropolitan Council.
SUMMARY
Applicant: The Ryland Group, Inc.
Location: East of Akron Avenue about 3/4 mile north of County Road 42
and 1/4 mile south of Bonaire Path.
Gross Acres: 33 Acres
Met Council Net Acres: 24.33 Acres
Proposed Lots: 70 Lots
Gross Density: 2.12 Units/Acre
Net Density: 2.88 Units/Acre
Existing Comp Plan Designation: MDR—Medium Density Residential
Proposed Comp Plan Designation: LDR—Low Density Residential
Current Zoning: AGP—Agricultural Preserve
The applicant,The Ryland Group, Inc. (Ryland) requests approval of a Comprehensive Plan Amendment to
allow 70 lots on about 33 acres. The proposed development will be an extension of the current Greystone
neighborhood currently being constructed. Ryland originally had a concept plan for these 70 lots with a 4.5
acre park dedicated when they applied for the initial Greystone development. The current proposal before
the Commission is consistent with that layout. When adding the area of the easement adjacent to the
proposed park land, the total park area would be 5.37 acres. The net density of the development would be
2.88 units/acre.
The Comprehensive Plan Amendment is necessary to change the land use designation from MDR—Medium
Density Residential to LDR—Low Density Residential. The rezoning and entitlement would be addressed
during the future preliminary plat process and the actual developable lots would not be created until a final
plat is approved. Ryland has stated that the property is currently under contract and they plan on submitting
development applications following these approvals by the City Council and Metropolitan Council.
Staff is supportive of the concept plan design and believes that it would be complimentary to the earlier
Greystone subdivisions.
BACKGROUND
In 2007, the City adopted the CSAH 42/Akron Avenue Alternative Urban Areawide Review (AUAR) which
depicted the future development of 1,500 acres of land east of the Bloomfield neighborhood and south of
Bonaire Path,including the subject property. The AUAR shows the east side of Akron Avenue, 1/4 mile
directly north of CSAH 42 as commercial development, the '/a mile north of that as high density residential,
and area north of that but south of the railroad tracks as medium density residential. The Greystone Third
Addition subdivision is within the area designated as medium density residential. The land uses shown in
AUAR Scenario 1 were adopted as the City's 2030 Comprehensive Plan.
Later in 2007, the City approved the Prestwick Place preliminary plat that generally followed the land uses of
Scenario 1. The Dakota County Community Development Agency (CDA) purchased land in Prestwick
Place directly south of Greystone. The Prestwick Place preliminary plat approved the CDA property for 200
units of apartments and 42 units of family townhomes. The townhomes were to be located directly south of
the overall Greystone development. The Prestwick Place plat shows a collector road connecting to the
Greystone property at an alignment perpendicular to Akron Avenue located about 550 feet east of Akron
Avenue. The AUAR shows an east-west collector running through the Greystone property and connecting
the north-south collector in Prestwick Place with Akron Avenue, as well as serving the medium density
residential land use in Greystone and the property to the north.
The 2012 Greystone Comprehensive Plan Amendment allowed for the removal of that east-west collector
road and the replacement with local street connections due to a land use change to lower density residential.
There are two local street connections to the north of Greystone I into the planned Greystone III. No
connections to the east were provided in Greystone I due to the sloping grade and the presence of power
and gas lines. A road was constructed to allow the CDA to construct townhomes to the south in Prestwick
Place.
The Greystone I and II Additions deferred park dedication to the Greystone III development in order to
utilize a relatively flat area to maximize the useable area of the park. Staff had considered requiring
dedicating some park land within the Greystone I Addition, but the sloping grade would have resulted in a
terraced park reducing the useable space in the park. Instead of taking cash payment as fee-in-lieu of
parkland dedication, a declaration was recorded on the future Greystone III property that would fulfill the
park dedication requirement for all three subdivisions.
The Greystone Third Addition property contains the Union Pacific rail line on the north property line and
contains a 50 foot wide utility easement on the east property line which contains a transmission power line.
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Comprehensive Plan Amendment
Ryland has requested an amendment to the Comprehensive Plan to change the designation from MDR—
Medium Density Residential (generally townhomes) to LDR—Low Density Residential (generally single
family homes). This request is identical to the Greystone Comprehensive Plan Amendment approved in
2012 for Ryland to construct 54 single family homes and similar to the Prestwick Place 211d Comprehensive
Plan Amendment approved in 2011 for DR Horton and Prestwick Place 3rd Comprehensive Plan
Amendment for Lennar to both construct single family homes. Ryland is proposing small lot single family
homes that would provide 2.88 units per acre. The single family housing market in Dakota County is
improving while there is very little townhouse demand. The price of single family homes will need to
increase to create a market for townhomes. In other words, the cost of single family homes is affordable for
many and therefore the demand for townhomes is suppressed. There are significant numbers of townhome
lots approved but undeveloped in Rosemount in the Harmony and Glenrose neighborhoods. Very little
activity or interest has been expressed about those two multi-family projects. Staff is supportive of changing
the Greystone property to LDR—Low Density Residential while looking for opportunities to add density
elsewhere in the City when the townhome or multi-family market returns.
There are two local street connections to the north of Greystone I into the planned Greystone III. The
Greystone III development can be connected in the future to development in the east via the two east-west
streets. The land to the east is currently designated as Low-Density Residential. The two roads could be
extended to a north-south collector street that would connect to Bonaire Path just east of the railroad
crossing.
Because of the slope issues in Greystone I, the park for the Greystone development will be located on a
relatively flat area in Greystone III. This area abuts undeveloped land to the east and can be accessed on
either the north or south side.
The Metropolitan Council has approved recent Comprehensive Plan Amendments from medium density
residential to low density residential within Rosemount and other communities in Dakota County when the
resulting development maintains an overall community density of three (3) units per acre or more.
Surrounding Land Use Designations
Direction Designation
North MDR—Medium Density Residential
South LDR—Low Density Residential
West MDR—Medium Density Residential
East LDR—Low Density Residential
The subject property is currently zoned AGP: Agricultural Preserve. Agricultural Preserve status expired on
August 28, 2010 and the land is eligible to be used for purposes other than agriculture. To approve the plat
to accommodate the small lot, single family homes proposed within Greystone, Ryland will be requesting
zoning of R1 PUD -Low Density Residential Planned Unit Development. The deviations from the R-1
standards requested by Ryland for the Greystone First and Second Additions are shown in the table below.
Staff expects the Greystone Third Addition standards to be the same as the first two sections of the
development.
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Comparison of Lot Requirements and Standards
Category Current R-1 Current Greystone 1st and
Standards 2nd and Proposed Greystone 3rd Standards
Min.Lot Area 10,000 sq. ft. (Interior) 8,600 sq. ft.
12,000 sq. ft. (Corner) 11,000 sq. ft
Min. Lot Width 80 ft. (Interior) 60 ft.
95 sq. ft. (Corner)
Min.Front Yard Setback 30 ft. 25 ft.
Min. Side Yard Setback 10 ft. 7.5 ft
Min.Rear Yard Setback 30 ft. 30 ft.
Max. Impervious Surface 40%-Lots less than 9,750 sq. ft.
30% 35%- Lots 9,750- 11,250 sq.ft.
30%-Lots greater than 11,250 sq. ft.
Recent Residential Development
Residential Plat Monitoring Form
Gross Residential Net Residential
Official Plat Name Total Units Acres Acres Net Density
2013
Prestwick Place 7th Addition Final Plat
(from Prestwick Place 3rd PP) 37 16.17 12.67 2.92
Bella Vista 2nd Addition Final Plat
(from BV 1st) 28 16.84 12.59 2.22
Totals 65 33.01 25.26 2.57
2014
CDA Cambrian Senior Housing 60 1.73 1.73 34.68
Rosemount Senior Living 90 1.95 1.95 46.15
Prestwick Place 9th Addition 8 30.96 2.04 3.93
Prestwick Place 8th Addition 33 20.31 9.05 3.65
Prestwick Place 10th Addition(from PP
9th Addition) 26 20.74 6.84 3.80
Greystone 3rd Addition(proposed) 70 33 24.33 2.88
Totals 287 108.69 45.94 6.25
Near term development of 150 units of High Density Residential development in the Downtown,within the
two Senior Housing projects, significantly increases the net density of projects in Rosemount. These
projects average 40.42 units per acre. According to the Plat Monitoring reports, the 2013 net residential
density was 2.57 units/acre the 2014 net density of new development to date is 10.04 units/acre. The
addition of the Greystone Third Addition would bring that average to 6.25 units/acre. In recognition of the
recently approved high density development, and the expectation of more density proposed in the
Comprehensive Plan Amendment for the first 700 acres within UMore, staff is supportive of the Greystone
III Comprehensive Plan Amendment. The City will have opportunities for additional townhomes and
apartments within UMore and can re-evaluate the proper land use designation of vacant land when
developing the 2040 Comprehensive Plan. The Plan is due to be submitted to the Metropolitan Council in
2018.
CONCLUSION & RECOMMENDATION
Staff recommends approval of a comprehensive plan amendment.
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�#►ROSEMOUNT
PARKS AND RECREATION
M E M O R A N D U M
To: Kim Lindquist, Community Development Director
Eric Zweber, Senior Planner
Jason Lindahl, Planner
Andy Brotzfer, Public Works Director/City Engineer
Phil Olson, Assistant City Engineer
From: Dan Schultz, Parks and Recreation Director
Date: April 16, 2014
Subject: Greystone — Comprehensive Guide Plan Amendment
The Parks and Recreation Department recently received the Comprehensive Guide Plan
Amendment application for the Greystone Development and has the following comments:
The Comprehensive Guide Plan Amendment application is consistent with the original Greystone
preliminary plat that was approved without land dedication or payment of park dedication fees. By
accepting park land with the future development, the City will be able to combine the current park
dedication requirements for the first 54 units with the future requirements to create a park that is
sized to appropriately meet the needs of the development. The concept plan submitted by Ryland
Homes is consistent with the future park planning needs in this area.
Please let me know if you have any questions about this memo.